1712 Matthews St · Bay City, TX 77414

$100,000

1 bd · 1.0 ba · 900 sqft · SingleFamily · 226 Days on market

Built 1983 Fair condition 2,151 sqft lot $111/sqft · 6% below area Est $106k · 6% under

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Why this score? — see what drove the C- 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 +18.2/30.0
• ARV discount +10.2/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +2.6/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This building has previously been previously used as an office. With the additions of a kitchen sink and cabinets, and a bathroom shower. This could be a small 1 bedroom 1 bath.

Key facts

• 2,151 sq ft lot
• Built 1983
• Listed 226 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (1.1% below list).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.4% in Bay City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#311 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, commute F.
• Bay City ISD (town): math 31% / reading 31% proficiency, ranked #604 of 826 in TX (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.3%/yr); 620 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 153 units permitted in Matagorda County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $106,311
• List price: $100,000
• Delta: -5.94%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2820 Moore Ave	0.48mi	2/1.0 (+1)	894 (-1%)	2mo	$75,000	$84	70
1401 8th St	0.71mi	2/2.0 (+1)	1,030 (+14%)	10mo	$135,000	$131	25

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 · 3.28% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-10,147
• Equity at exit: $14,910

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-202
• Equity at exit: $8,646

Cash invested: $28,000 (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 77414

• Home prices YoY: -17.7%
• Rents YoY: 3.3%
• Active inventory: 620
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $989 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $90

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 86%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2604 Avenue K Bay City, TX	2.0	2.0	963	$1,415	$1.47	44d	1	0.30mi
2206 Avenue L Unit L Bay City, TX	2.0	1.0	825	$1,075	$1.30	44d	1	0.57mi
1700 Baywood Dr Bay City, TX	3.0	1.0–2.0	805	$781	$0.97	44d	57	0.83mi
1401 Thompson Dr Bay City, TX	1.0–3.0	1.0–2.0	920	$809	$0.88	44d	4	0.88mi
1901 Palm Village Blvd Bay City, TX	2.0	1.0–2.0	955	$849	$0.89	44d	1	1.17mi

Listing history 10 events

1. 2026-05-16
   status Pending 177-char remark

   Show marketing remark (177 chars)

   This building has previously been previously used as an office. With the additions of a kitchen sink and cabinets, and a bathroom shower. This could be a small 1 bedroom 1 bath.

2. 2026-05-05
   status Pending 177-char remark

   Show marketing remark (177 chars)

   This building has previously been previously used as an office. With the additions of a kitchen sink and cabinets, and a bathroom shower. This could be a small 1 bedroom 1 bath.

3. 2026-05-04
   status Active 177-char remark

   Show marketing remark (177 chars)

   This building has previously been previously used as an office. With the additions of a kitchen sink and cabinets, and a bathroom shower. This could be a small 1 bedroom 1 bath.

4. 2026-05-02
   historical 177-char remark

   Show marketing remark (177 chars)

   This building has previously been previously used as an office. With the additions of a kitchen sink and cabinets, and a bathroom shower. This could be a small 1 bedroom 1 bath.

5. 2026-03-13
   status Active 177-char remark

   Show marketing remark (177 chars)

   This building has previously been previously used as an office. With the additions of a kitchen sink and cabinets, and a bathroom shower. This could be a small 1 bedroom 1 bath.

6. 2026-03-13
   status Pending 177-char remark

   Show marketing remark (177 chars)

   This building has previously been previously used as an office. With the additions of a kitchen sink and cabinets, and a bathroom shower. This could be a small 1 bedroom 1 bath.

7. 2026-03-02
   status Pending 177-char remark

   Show marketing remark (177 chars)

   This building has previously been previously used as an office. With the additions of a kitchen sink and cabinets, and a bathroom shower. This could be a small 1 bedroom 1 bath.

8. 2025-09-29
   status Active 177-char remark

   Show marketing remark (177 chars)

   This building has previously been previously used as an office. With the additions of a kitchen sink and cabinets, and a bathroom shower. This could be a small 1 bedroom 1 bath.

9. 2025-09-12
   historical 177-char remark

   Show marketing remark (177 chars)

   This building has previously been previously used as an office. With the additions of a kitchen sink and cabinets, and a bathroom shower. This could be a small 1 bedroom 1 bath.

10. 2025-09-11
    listed $100,000 Active 177-char remark

    Show marketing remark (177 chars)

    This building has previously been previously used as an office. With the additions of a kitchen sink and cabinets, and a bathroom shower. This could be a small 1 bedroom 1 bath.

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

Taxation est. · year 1

• Rental income: $11,872
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$2,909
• Taxable loss: −$538
• Est. tax savings @ 24.0%: +$129
• After-tax cash flow: $1,215/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance, including painting and flooring. Upgrades to the kitchen and bathroom will significantly increase its resale and rental value.

Repairs flagged

• Major Paint — Peeling paint and discoloration on interior walls
• Minor Flooring — Some wear on flooring

Value-add opportunities

• Both Paint interior walls and flooring — Fresh paint and flooring will improve the home's appearance and appeal
• Resale Install new kitchen sink and cabinets — New kitchen will make the home more functional and attractive to potential buyers
• Resale Install new bathroom shower — New shower will improve the home's functionality and appeal to potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Peeling paint and discoloration on interior walls	Major	$15,000–50,000
Flooring · Some wear on flooring	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both Paint interior walls and flooring — Fresh paint and flooring will improve the home's appearance and appeal ↑
• Resale Install new kitchen sink and cabinets — New kitchen will make the home more functional and attractive to potential buyers ↑
• Resale Install new bathroom shower — New shower will improve the home's functionality and appeal to potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bay City ISD
• NCES district ID: 4809630
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $43,285
• Composite: 26.4/100
• National rank: #7229
• State rank: #604 of 826 in TX

Livability — Bay City

• Score: 71/100
• State rank: #311
• US rank: #7004

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bay City, TX
• County: Matagorda County · 24,334 people
• City population: 24,334
• Metro: Bay City, TX
• Population (ZIP): 24,334
• Household income: $59,128
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1228.0

Population outlook (Matagorda County) Hauer SSP2

• Today (2025): 37,148 people
• By 2030: 37,082 · -0.2%
• By 2040: 36,987 · -0.4%
• By 2050: 36,934 · -0.6%
• By 2075: 37,178 · +0.1%
• By 2100: 35,184 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 43% White 39% Black 13% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 12% · Canada
• Languages at home: 71% English-only · Spanish 26% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Matagorda

• 2024 margin: Solid R (+50.5) · D 24.3% · R 74.8%
• 2008→2024 swing: -23.1pp toward R · 2008: -27.4pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+44.5 2016: R+40.7 2012: R+33.5 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.31%
• Current HPI: 168.9985
• Rent YoY: ▲ 3.28%
• Metro: Bay City, 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

10 events — show timeline

• 2026-05-16 Pending — HARMLS
• 2026-05-05 Pending — HARMLS
• 2026-05-04 Relisted — HARMLS
• 2026-05-02 Listing Removed — HARMLS
• 2026-03-13 Relisted — HARMLS
• 2026-03-13 Pending — HARMLS
• 2026-03-02 Pending — HARMLS
• 2025-09-29 Relisted — HARMLS
• 2025-09-12 Listing Removed — HARMLS
• 2025-09-11 Listed $100,000 HARMLS