3814 Putnam Dr · Bacliff, TX 77518

$229,000

3 bd · 2.0 ba · 2,000 sqft · SingleFamily public records · 199 Days on market

Built 2011 5,248 sqft lot $114/sqft · 8% below area Est $248k · 8% under ↓ 5% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +11.7/30.0
• ARV discount +11.0/15.0
• 1% rule +4.5/10.0
• Schools +3.5/10.0
• DSCR +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here It is Your 40x60 3bedroom and 1 1/2 Bath 2Car Garage Barn Dominium Style Residence.This Property has so much Potential for someone seeking a Livable Home and Office Combination for a Home Business or Workshop Setting. With a Full Kitchen area and 3-4 rooms to Create your personal private room spaces. Plenty of Storage and Central AC/HVAC and Pubic water/sewer service's. Extra Wide Driveway for Large Trucks or Utility Vehicles. This Property is Not Completely Fenced in . Come see Your next Home Residence and Business Space.

Key facts

• 5,248 sq ft lot
• 2 garage spots
• Built 2011

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (5.3% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,252 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, amenities F.
• Dickinson ISD (suburban): math 39% / reading 40% proficiency, ranked #366 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kenneth E Little El (math 32% / reading 25%, grade F, #2,706 of 4,322 statewide, top 63%, 648 students, 88% FRL); R D Mcadams J H (math 32% / reading 40%, grade F, #805 of 1,662 statewide, top 50%, 950 students, 65% FRL); Dickinson H S (math 30% / reading 46%, grade F, #880 of 1,632 statewide, top 54%, 3,619 students, 64% FRL).
• Market conditions: 62 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• At $2,169/mo this rent would consume 51% of the median local household income ($51k/yr) (locally 672% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Galveston County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,520 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 8.8

CMA / ARV

• ARV (median comp): $248,363
• List price: $229,000
• Delta: -7.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Hardy St	0.38mi	3/2.0	1,944 (-3%)	8mo	$225,000	$116	71
414 Gordy Rd	0.18mi	3/2.0	2,076 (+4%)	18mo	$279,995	$135	70
3307 Triplett St	0.41mi	3/1.0	1,862 (-7%)	1mo	$145,000	$78	64
218 Hardy St	0.41mi	4/2.0 (+1)	2,152 (+8%)	0mo	$199,900	$93	63
3625 Pecan Dr	0.18mi	4/3.0 (+1)	2,150 (+8%)	22mo	$432,000	$201	52
2613 Pines Trace Ln	0.71mi	4/3.0 (+1)	2,072 (+4%)	14mo	$377,900	$182	41
3002 Carolyn St	0.73mi	3/2.0	1,712 (-14%)	2mo	$130,000	$76	40
2721 Sellers Island Dr	0.71mi	3/2.0	1,795 (-10%)	19mo	$349,000	$194	34
2603 Pines Trace Ln	0.71mi	4/3.0 (+1)	2,190 (+10%)	12mo	$364,990	$167	32
2807 Sellers Island Dr	0.73mi	3/2.0	1,795 (-10%)	20mo	$345,000	$192	32
2821 Sellers Island Dr	0.75mi	3/2.0	1,795 (-10%)	22mo	$359,000	$200	30
4943 Finns Landing St	0.73mi	4/3.0 (+1)	2,165 (+8%)	20mo	$390,000	$180	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.29×
• Total profit: $-45,490
• Equity at exit: $34,145

10-year hold

• IRR: -13.3%
• Equity multiple: 0.22×
• Total profit: $-49,862
• Equity at exit: $19,800

Cash invested: $64,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77518

• Home prices YoY: -7.6%
• Active inventory: 62
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,169 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$486 /mo · $5,829/yr
• Insurance: −$95
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-135

Break-even live

Break-even rent $2,340

Max offer price $205,206

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-70	+0% $-135	+5% $-200	+10% $-264
Rent	-10% $-306	-5% $-220	+0% $-135	+5% $-49	+10% $37
Rate	-1.0pp $-19	-0.5pp $-76	base $-135	+0.5pp $-194	+1.0pp $-254

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1118 Chase Park Dr Bacliff, TX	3.0	2.0	1854	$2,046	$1.10	0d	1	1.24mi
5139 Misty Ln Bacliff, TX	3.0	2.0	1794	$1,970	$1.10	12d	1	1.29mi
339 Sea Breeze Dr Bacliff, TX	3.0	2.5	1456	$1,985	$1.36	6d	1	1.33mi
4820 La Piedra Ln League City, TX	4.0	2.5	2365	$2,606	$1.10	7d	1	1.35mi
5223 Gulf Stream Ln Bacliff, TX	3.0	2.5	1778	$2,080	$1.17	12d	1	1.39mi

Listing history 17 events

1. 2026-06-21
   days on market $229,000 Active 199 DOM
2. 2026-06-18
   days on market $229,000 Active 196 DOM
3. 2026-06-17
   days on market $229,000 Active 195 DOM
4. 2026-06-16
   days on market $229,000 Active 194 DOM
5. 2026-06-15
   days on market $229,000 Active 193 DOM
6. 2026-06-13
   days on market $229,000 Active 191 DOM
7. 2026-06-09
   days on market $229,000 Active 187 DOM
8. 2026-06-08
   days on market $229,000 Active 186 DOM
9. 2026-06-07
   days on market $229,000 Active 185 DOM
10. 2026-06-04
    days on market $229,000 Active 182 DOM
11. 2026-06-03
    days on market $229,000 Active 181 DOM
12. 2026-06-02
    days on market $229,000 Active 180 DOM
13. 2026-06-02
    days on market $229,000 Active 179 DOM
14. 2026-05-31
    days on market $229,000 Active 178 DOM
15. 2026-02-01
    price $229,000 534-char remark

    Show marketing remark (534 chars)

    Here It is Your 40x60 3bedroom and 1 1/2 Bath 2Car Garage Barn Dominium Style Residence.This Property has so much Potential for someone seeking a Livable Home and Office Combination for a Home Business or Workshop Setting. With a Full Kitchen area and 3-4 rooms to Create your personal private room spaces. Plenty of Storage and Central AC/HVAC and Pubic water/sewer service's. Extra Wide Driveway for Large Trucks or Utility Vehicles. This Property is Not Completely Fenced in . Come see Your next Home Residence and Business Space.

16. 2026-01-06
    price $230,000 534-char remark

    Show marketing remark (534 chars)

    Here It is Your 40x60 3bedroom and 1 1/2 Bath 2Car Garage Barn Dominium Style Residence.This Property has so much Potential for someone seeking a Livable Home and Office Combination for a Home Business or Workshop Setting. With a Full Kitchen area and 3-4 rooms to Create your personal private room spaces. Plenty of Storage and Central AC/HVAC and Pubic water/sewer service's. Extra Wide Driveway for Large Trucks or Utility Vehicles. This Property is Not Completely Fenced in . Come see Your next Home Residence and Business Space.

17. 2025-12-04
    listed $239,900 Active 534-char remark

    Show marketing remark (534 chars)

    Here It is Your 40x60 3bedroom and 1 1/2 Bath 2Car Garage Barn Dominium Style Residence.This Property has so much Potential for someone seeking a Livable Home and Office Combination for a Home Business or Workshop Setting. With a Full Kitchen area and 3-4 rooms to Create your personal private room spaces. Plenty of Storage and Central AC/HVAC and Pubic water/sewer service's. Extra Wide Driveway for Large Trucks or Utility Vehicles. This Property is Not Completely Fenced in . Come see Your next Home Residence and Business Space.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $5,829 · $486/mo
• Projected year-2 tax: $5,829 · $486/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,033
• − Mortgage interest: −$12,828
• − Property taxes: −$5,829
• − Insurance: −$1,942
• − Repairs & maintenance: −$2,083
• − Management: −$2,083
• − Depreciation: −$6,662
• Taxable loss: −$5,393
• Est. tax savings @ 24.0%: +$1,294
• After-tax cash flow: $-322/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Dickinson ISD
• NCES district ID: 4817070
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $61,318
• Composite: 35.16/100
• National rank: #5005
• State rank: #366 of 826 in TX

Livability — Bacliff

• Score: 57/100
• State rank: #1252
• US rank: #21864

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment D+ Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bacliff, TX
• County: Galveston County · 357,330 people
• City population: 9,541
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 9,541
• Household income: $51,458
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 672.0

Population outlook (Galveston County) Hauer SSP2

• Today (2025): 390,640 people
• By 2030: 425,226 · +8.9%
• By 2040: 493,765 · +26.4%
• By 2050: 559,698 · +43.3%
• By 2075: 719,260 · +84.1%
• By 2100: 819,628 · +109.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 46% White 43% Two or more races 21% Black 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 66% English-only · Spanish 32% Vietnamese 1%

Political lean MEDSL · Galveston

• 2024 margin: Strong R (+27.4) · D 35.7% · R 63.1% · Other 1.2%
• 2008→2024 swing: -7.9pp toward R · 2008: -19.5pp · 2024: -27.4pp
• All cycles: 2024: R+27.4 2020: R+22.6 2016: R+22.6 2012: R+26.9 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.15%
• Current HPI: 293.2677
• Rent YoY: —
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-4.5% since first listed

3 events — show timeline

• 2026-02-01 Price Changed $229,000 HARMLS
• 2026-01-06 Price Changed $230,000 HARMLS
• 2025-12-04 Listed $239,900 HARMLS

Property tax history

+5.9%/yr

Latest (2025): $5,829 · -7.3% YoY. Source: county tax records.