The Sparrow II Plan · La Marque, TX 77568

$277,990

4 bd · 2.5 ba · 2,397 sqft · SingleFamily · 412 Days on market

Excellent condition

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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 +9.4/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Sparrow II offers great versatility with an open-concept kitchen, dining, and family room on the first floor. The primary suite at the back of the main level features a stylish en suite bathroom and a spacious walk-in closet. Upstairs, you'll find three bedrooms, a full bathroom, and a large loft area, which can be converted into a fifth bedroom and a third bathroom. Enhance your backyard by adding a covered rear patio for the perfect outdoor space.

Key facts

• Large loft area
• Open-concept kitchen
• Covered rear patio

Tags

• OPEN-CONCEPT KITCHEN
• STYLISH EN SUITE BATHROOM
• SPACIOUS WALK-IN CLOSET
• LARGE LOFT AREA
• COVERED REAR PATIO

🏗️ New construction. The $277,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $305,377.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $278k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-220 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (13.9% below list).
• Recommended offer: $239k (13.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#1,136 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Hitchcock ISD (suburban): math 28% / reading 31% proficiency, ranked #628 of 826 in TX (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hitchcock Pri (453 students, 85% FRL); Crosby Middle (math 25% / reading 33%, grade F, #1,103 of 1,662 statewide, top 67%, 410 students, 84% FRL); Hitchcock H S (math 47% / reading 47%, grade D-, #591 of 1,632 statewide, top 38%, 470 students, 77% FRL).
• Market conditions: Rents rising (+4.0%/yr); 661 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 412 days — a 12% lower offer ($245k) is reasonable based on typical stale-listing flexibility.

Recommended offer $239,230 (13.9% 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 412 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $305,377
• List price: $277,990
• Delta: -8.97%
• 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
656 Blackberry Ln	0.10mi	4/3.5	2,231 (-7%)	2mo	$317,810	$142	78
802 Brushfield Ct	0.28mi	4/2.5	2,198 (-8%)	3mo	$320,000	$146	71
1234 Sacred Light Ln	0.52mi	4/3.0	2,364 (-1%)	1mo	$318,990	$135	70
858 Driftwood Ln	0.52mi	4/2.5	2,203 (-8%)	2mo	$239,950	$109	61
506 Waterside Ridge Ln	0.70mi	4/2.5	2,290 (-4%)	1mo	$275,000	$120	59
5619 Sanderling Cir	0.71mi	3/2.5 (-1)	2,495 (+4%)	2mo	$322,995	$129	54
1226 Sacred Light Ln	0.50mi	4/3.0	2,069 (-14%)	1mo	$292,990	$142	51
777 Montclair Mist Ln	0.54mi	4/3.5	2,694 (+12%)	2mo	$324,900	$121	49
615 Laurel Trail Ln	0.57mi	4/3.5	2,694 (+12%)	0mo	$325,000	$121	48
26251 Astral Way	0.73mi	4/2.5	2,139 (-11%)	2mo	$299,990	$140	46
501 Reddingwood Ln	0.54mi	3/2.0 (-1)	2,067 (-14%)	2mo	$250,000	$121	43
406 Forest Village Cir	0.70mi	5/3.5 (+1)	2,695 (+12%)	2mo	$359,999	$134	36

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 · 3.95% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.28×
• Total profit: $-61,182
• Equity at exit: $45,533

10-year hold

• IRR: -11.6%
• Equity multiple: 0.28×
• Total profit: $-61,555
• Equity at exit: $26,403

Cash invested: $85,506 (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 77568

• Home prices YoY: -22.7%
• Rents YoY: 4.0%
• Active inventory: 661
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,392 medium
• Mortgage (P&I): −$1,601
• Tax est. 1.5%: −$382 /mo · $4,581/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-220

Break-even live

Break-even rent $2,671

Max offer price $273,474

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-115	+0% $-220	+5% $-326	+10% $-432
Rent	-10% $-409	-5% $-315	+0% $-220	+5% $-126	+10% $-31
Rate	-1.0pp $-67	-0.5pp $-143	base $-220	+0.5pp $-300	+1.0pp $-380

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: $76,344
• Closing costs: $9,161
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
453 Maple Bend Ln La Marque, TX	3.0	2.0	1860	$2,071	$1.11	22d	1	0.60mi
8208 Ash Rd Texas City, TX	4.0	2.0	1701	$1,795	$1.06	45d	1	1.43mi
14403 Daniel Shores Dr La Marque, TX	4.0	3.0–3.5	1872	$2,600	$1.39	0d	12	1.45mi

Listing history 18 events

1. 2026-06-21
   days on market $277,990 Active 412 DOM
2. 2026-06-18
   days on market $277,990 Active 409 DOM
3. 2026-06-17
   days on market $277,990 Active 408 DOM
4. 2026-06-16
   days on market $277,990 Active 407 DOM
5. 2026-06-15
   days on market $277,990 Active 406 DOM
6. 2026-06-13
   days on market $277,990 Active 404 DOM
7. 2026-06-13
   days on market $277,990 Active 403 DOM
8. 2026-06-09
   days on market $277,990 Active 400 DOM
9. 2026-06-08
   days on market $277,990 Active 399 DOM
10. 2026-06-07
    days on market $277,990 Active 398 DOM
11. 2026-06-04
    days on market $277,990 Active 395 DOM
12. 2026-06-03
    days on market $277,990 Active 394 DOM
13. 2026-06-02
    days on market $277,990 Active 393 DOM
14. 2026-06-01
    days on market $277,990 Active 392 DOM
15. 2026-05-31
    days on market $277,990 Active 391 DOM
16. 2025-08-05
    price $277,990 457-char remark

    Show marketing remark (457 chars)

    The Sparrow II offers great versatility with an open-concept kitchen, dining, and family room on the first floor. The primary suite at the back of the main level features a stylish en suite bathroom and a spacious walk-in closet. Upstairs, you'll find three bedrooms, a full bathroom, and a large loft area, which can be converted into a fifth bedroom and a third bathroom. Enhance your backyard by adding a covered rear patio for the perfect outdoor space.

17. 2025-07-23
    price $275,990 457-char remark

    Show marketing remark (457 chars)

    The Sparrow II offers great versatility with an open-concept kitchen, dining, and family room on the first floor. The primary suite at the back of the main level features a stylish en suite bathroom and a spacious walk-in closet. Upstairs, you'll find three bedrooms, a full bathroom, and a large loft area, which can be converted into a fifth bedroom and a third bathroom. Enhance your backyard by adding a covered rear patio for the perfect outdoor space.

18. 2025-05-06
    listed $270,990 Active 457-char remark

    Show marketing remark (457 chars)

    The Sparrow II offers great versatility with an open-concept kitchen, dining, and family room on the first floor. The primary suite at the back of the main level features a stylish en suite bathroom and a spacious walk-in closet. Upstairs, you'll find three bedrooms, a full bathroom, and a large loft area, which can be converted into a fifth bedroom and a third bathroom. Enhance your backyard by adding a covered rear patio for the perfect outdoor space.

ⓘ 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: $28,708
• − Mortgage interest: −$17,106
• − Property taxes: −$4,581
• − Insurance: −$1,527
• − Repairs & maintenance: −$2,297
• − Management: −$2,297
• − Depreciation: −$8,884
• Taxable loss: −$7,983
• Est. tax savings @ 24.0%: +$1,916
• After-tax cash flow: $-730/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 · 6 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It offers a great opportunity for an investor to enhance its curb appeal and interior aesthetics with minor updates, which would significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Improves aesthetics and functionality
• Both New kitchen appliances — Enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Enhances functionality and appeal ↑

ⓘ 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: Hitchcock ISD
• NCES district ID: 4823310
• Math proficiency: 28% ▼ -2.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $47,041
• Composite: 25.5/100
• National rank: #7439
• State rank: #628 of 826 in TX

Livability — La Marque

• Score: 59/100
• State rank: #1136
• US rank: #20037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Marque, TX
• County: Galveston County · 357,330 people
• City population: 23,083
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 23,083
• Household income: $74,694
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 700.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 37% Hispanic / Latino 29% Black 26% Two or more races 17% Asian 3%
• Hispanic origin (detail): Mexican 22% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1% Serbian 1%
• Foreign-born: 8% · Canada
• Languages at home: 77% English-only · Spanish 21% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -69.39%
• Current HPI: 236.0239
• Rent YoY: ▲ 3.95%
• 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

+2.6% since first listed

3 events — show timeline

• 2025-08-05 Price Changed $277,990 Zillow
• 2025-07-23 Price Changed $275,990 Zillow
• 2025-05-06 Listed $270,990 Zillow