3310 Bolt Rope Dr · Texas City, TX 77539

$368,490

4 bd · 3.0 ba · 2,645 sqft · SingleFamily · 136 Days on market

Built 2026 Excellent condition 10,361 sqft lot $139/sqft · at area comps Est $366k · at est. $118/mo HOA · 4% of rent ↓ 6% 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 +11.9/30.0
• ARV discount +7.2/15.0
• Condition / age +5.0/5.0
• 1% rule +3.8/10.0
• DSCR +3.5/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside the Quinn plan in the highly sought after Lago Mar community and you’re welcomed by a bright, inviting foyer that sets the tone for this spacious and thoughtfully designed home. This beautiful single story layout offers 4 bedrooms, 3 full bathrooms, and a 2 car garage, with a secondary bedroom and full bath near the front of the home, perfect for guests or a home office. The heart of the home opens into a stunning open concept living area where the kitchen, dining space, and family room come together seamlessly, creating the perfect setup for everyday living and entertaining. The kitchen overlooks the family room and features ample counter space, a large island, pantry, and modern finishes, while the dining area flows effortlessly into the family room and leads out to the covered patio, extending your living space outdoors. Enjoy a private primary suite tucked away for added comfort, a spacious backyard, and all the resort style amenities Lago Mar is known for.

Key facts

• Ample counter space
• Spacious backyard
• Covered patio

Tags

• BRIGHT INVITING FOYER
• OPEN CONCEPT LIVING AREA
• AMPLE COUNTER SPACE
• LARGE ISLAND
• COVERED PATIO
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $368k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $355k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $326k (11.6% below list).
• Recommended offer: $324k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 4.3% in Texas 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 62/100 on livability (#907 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, 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.
• Market conditions: Rents soft (-0.1%/yr); 676 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($89k/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 $3k of loan paydown is wiped out by about $11k 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 136 days — a 12% lower offer ($324k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $324,271 (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 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.88% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• GRM: 9.4

CMA / ARV

• ARV (median comp): $366,138
• List price: $368,490
• Delta: 0.64%
• 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
3214 Bolt Rope Dr	0.00mi	4/2.5	2,452 (-7%)	1mo	$339,990	$139	85
3406 Bright Keel Dr	0.34mi	4/3.0	2,582 (-2%)	0mo	$396,990	$154	80
13602 Hartwell Bend Dr	0.28mi	4/4.0	2,679 (+1%)	1mo	$499,990	$187	80
2816 Mackinac Bay Dr	0.39mi	4/3.5	2,666 (+1%)	1mo	$452,990	$170	77
13618 Hartwell Bend Dr	0.23mi	4/3.5	2,875 (+9%)	1mo	$439,990	$153	72
13507 Golden Isle Dr	0.39mi	4/3.5	2,772 (+5%)	1mo	$448,775	$162	71
2820 Mackinac Bay Dr	0.38mi	3/2.0 (-1)	2,517 (-5%)	2mo	$441,990	$176	64
13601 Fairway Arbor Dr	0.26mi	3/2.5 (-1)	2,377 (-10%)	1mo	$394,990	$166	63
13423 Harbor Point Dr	0.67mi	4/3.0	2,731 (+3%)	1mo	$445,990	$163	62
14010 Baikal Manor Dr	0.27mi	4/3.0	2,264 (-14%)	2mo	$343,990	$152	62
14318 Lunan Dr	0.51mi	4/2.5	2,280 (-14%)	1mo	$364,987	$160	50
2809 Palm Branch Dr	0.63mi	3/2.5 (-1)	2,386 (-10%)	2mo	$425,990	$179	46

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.27×
• Total profit: $-75,025
• Equity at exit: $54,943

10-year hold

• IRR: -25.4%
• Equity multiple: -0.06×
• Total profit: $-109,298
• Equity at exit: $31,860

Cash invested: $103,177 (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 77539

• Home prices YoY: -29.8%
• Rents YoY: -0.1%
• Active inventory: 676
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,256 medium
• Mortgage (P&I): −$1,932
• Tax est. 1.5%: −$461 /mo · $5,527/yr
• Insurance: −$154
• HOA: −$118
• Vacancy / Maint / Mgmt: −$684
• Net cashflow: $-93

Break-even live

Break-even rent $3,373

Max offer price $355,099

Occupancy floor 98%

Sensitivity live

Price	-10% $162	-5% $35	+0% $-93	+5% $-220	+10% $-347
Rent	-10% $-350	-5% $-221	+0% $-93	+5% $36	+10% $165
Rate	-1.0pp $93	-0.5pp $1	base $-93	+0.5pp $-188	+1.0pp $-285

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: $92,122
• Closing costs: $11,055
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13817 Starboard Reach Dr Santa Fe, TX	3.0–4.0	2.0–3.5	2268	$3,630	$1.60	0d	1	0.06mi
12524 Jetty Cv Santa Fe, TX	3.0	2.0	1803	$2,506	$1.39	23d	1	1.45mi
640 Totem Trail Dr La Marque, TX	4.0	2.5	2134	$2,309	$1.08	12d	1	1.50mi

HOA detail

• Monthly dues: $118 · $1,416/yr

Listing history 20 events

1. 2026-06-21
   days on market $368,490 Active 136 DOM
2. 2026-06-18
   days on market $368,490 Active 133 DOM
3. 2026-06-17
   days on market $368,490 Active 132 DOM
4. 2026-06-16
   days on market $368,490 Active 131 DOM
5. 2026-06-15
   days on market $368,490 Active 130 DOM
6. 2026-06-13
   days on market $368,490 Active 128 DOM
7. 2026-06-09
   days on market $368,490 Active 124 DOM
8. 2026-06-08
   days on market $368,490 Active 123 DOM
9. 2026-06-07
   days on market $368,490 Active 122 DOM
10. 2026-06-04
    days on market $368,490 Active 119 DOM
11. 2026-06-03
    days on market $368,490 Active 118 DOM
12. 2026-06-02
    days on market $368,490 Active 117 DOM
13. 2026-06-02
    days on market $368,490 Active 116 DOM
14. 2026-05-31
    days on market $368,490 Active 115 DOM
15. 2026-05-13
    price $368,490 993-char remark

    Show marketing remark (993 chars)

    Step inside the Quinn plan in the highly sought after Lago Mar community and you’re welcomed by a bright, inviting foyer that sets the tone for this spacious and thoughtfully designed home. This beautiful single story layout offers 4 bedrooms, 3 full bathrooms, and a 2 car garage, with a secondary bedroom and full bath near the front of the home, perfect for guests or a home office. The heart of the home opens into a stunning open concept living area where the kitchen, dining space, and family room come together seamlessly, creating the perfect setup for everyday living and entertaining. The kitchen overlooks the family room and features ample counter space, a large island, pantry, and modern finishes, while the dining area flows effortlessly into the family room and leads out to the covered patio, extending your living space outdoors. Enjoy a private primary suite tucked away for added comfort, a spacious backyard, and all the resort style amenities Lago Mar is known for.

16. 2026-05-05
    price $368,990 993-char remark

    Show marketing remark (993 chars)

    Step inside the Quinn plan in the highly sought after Lago Mar community and you’re welcomed by a bright, inviting foyer that sets the tone for this spacious and thoughtfully designed home. This beautiful single story layout offers 4 bedrooms, 3 full bathrooms, and a 2 car garage, with a secondary bedroom and full bath near the front of the home, perfect for guests or a home office. The heart of the home opens into a stunning open concept living area where the kitchen, dining space, and family room come together seamlessly, creating the perfect setup for everyday living and entertaining. The kitchen overlooks the family room and features ample counter space, a large island, pantry, and modern finishes, while the dining area flows effortlessly into the family room and leads out to the covered patio, extending your living space outdoors. Enjoy a private primary suite tucked away for added comfort, a spacious backyard, and all the resort style amenities Lago Mar is known for.

17. 2026-04-28
    price $369,490 993-char remark

    Show marketing remark (993 chars)

    Step inside the Quinn plan in the highly sought after Lago Mar community and you’re welcomed by a bright, inviting foyer that sets the tone for this spacious and thoughtfully designed home. This beautiful single story layout offers 4 bedrooms, 3 full bathrooms, and a 2 car garage, with a secondary bedroom and full bath near the front of the home, perfect for guests or a home office. The heart of the home opens into a stunning open concept living area where the kitchen, dining space, and family room come together seamlessly, creating the perfect setup for everyday living and entertaining. The kitchen overlooks the family room and features ample counter space, a large island, pantry, and modern finishes, while the dining area flows effortlessly into the family room and leads out to the covered patio, extending your living space outdoors. Enjoy a private primary suite tucked away for added comfort, a spacious backyard, and all the resort style amenities Lago Mar is known for.

18. 2026-04-21
    price $369,990 993-char remark

    Show marketing remark (993 chars)

    Step inside the Quinn plan in the highly sought after Lago Mar community and you’re welcomed by a bright, inviting foyer that sets the tone for this spacious and thoughtfully designed home. This beautiful single story layout offers 4 bedrooms, 3 full bathrooms, and a 2 car garage, with a secondary bedroom and full bath near the front of the home, perfect for guests or a home office. The heart of the home opens into a stunning open concept living area where the kitchen, dining space, and family room come together seamlessly, creating the perfect setup for everyday living and entertaining. The kitchen overlooks the family room and features ample counter space, a large island, pantry, and modern finishes, while the dining area flows effortlessly into the family room and leads out to the covered patio, extending your living space outdoors. Enjoy a private primary suite tucked away for added comfort, a spacious backyard, and all the resort style amenities Lago Mar is known for.

19. 2026-04-10
    price $392,490 993-char remark

    Show marketing remark (993 chars)

    Step inside the Quinn plan in the highly sought after Lago Mar community and you’re welcomed by a bright, inviting foyer that sets the tone for this spacious and thoughtfully designed home. This beautiful single story layout offers 4 bedrooms, 3 full bathrooms, and a 2 car garage, with a secondary bedroom and full bath near the front of the home, perfect for guests or a home office. The heart of the home opens into a stunning open concept living area where the kitchen, dining space, and family room come together seamlessly, creating the perfect setup for everyday living and entertaining. The kitchen overlooks the family room and features ample counter space, a large island, pantry, and modern finishes, while the dining area flows effortlessly into the family room and leads out to the covered patio, extending your living space outdoors. Enjoy a private primary suite tucked away for added comfort, a spacious backyard, and all the resort style amenities Lago Mar is known for.

20. 2026-02-05
    listed $392,990 Active 993-char remark

    Show marketing remark (993 chars)

    Step inside the Quinn plan in the highly sought after Lago Mar community and you’re welcomed by a bright, inviting foyer that sets the tone for this spacious and thoughtfully designed home. This beautiful single story layout offers 4 bedrooms, 3 full bathrooms, and a 2 car garage, with a secondary bedroom and full bath near the front of the home, perfect for guests or a home office. The heart of the home opens into a stunning open concept living area where the kitchen, dining space, and family room come together seamlessly, creating the perfect setup for everyday living and entertaining. The kitchen overlooks the family room and features ample counter space, a large island, pantry, and modern finishes, while the dining area flows effortlessly into the family room and leads out to the covered patio, extending your living space outdoors. Enjoy a private primary suite tucked away for added comfort, a spacious backyard, and all the resort style amenities Lago Mar is known for.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 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: $39,069
• − Mortgage interest: −$20,641
• − Property taxes: −$5,527
• − Insurance: −$1,842
• − Repairs & maintenance: −$3,125
• − Management: −$3,125
• − HOA: −$1,416
• − Depreciation: −$10,720
• Taxable loss: −$7,329
• Est. tax savings @ 24.0%: +$1,759
• After-tax cash flow: $649/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 100/100 None rehab

This single-story home in Lago Mar is in excellent condition with no visible repairs or maintenance needed. It offers a spacious layout with 4 bedrooms and 3 bathrooms, perfect for everyday living and entertaining. The home's curb appeal and interior finishes are already high-quality, making it a great investment opportunity.

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 Add smart home features — Improves convenience and adds value
• Both Install energy-efficient windows — Reduces energy costs and enhances curb 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 Add smart home features — Improves convenience and adds value ↑
• Both Install energy-efficient windows — Reduces energy costs and enhances curb 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: 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 — Texas City

• Score: 62/100
• State rank: #907
• US rank: #16268

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Texas City, TX
• County: Galveston County · 357,330 people
• City population: 49,936
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 49,375
• Household income: $89,111
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 869.0

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 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 37% Two or more races 19% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 29% Puerto Rican 2%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 24% Vietnamese 1% Other Indo-European 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: ▼ -109.46%
• Current HPI: 258.0104
• Rent YoY: ▼ -0.12%
• 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

-6.2% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $368,490 HARMLS
• 2026-05-05 Price Changed $368,990 HARMLS
• 2026-04-28 Price Changed $369,490 HARMLS
• 2026-04-21 Price Changed $369,990 HARMLS
• 2026-04-10 Price Changed $392,490 HARMLS
• 2026-02-05 Listed $392,990 HARMLS