62 Guinevere Dr · Sargent, TX 77414

$55,999

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 250 Days on market

Built 1994 2,178 sqft lot $78/sqft · 45% below area Est $102k · 45% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIXER UPPER NEAR THE BEACH! If you are a handyman and looking for a fixer upper NEAR SARGENT BEACH this might be it. This home has two bedrooms, one bathroom and a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to see if we can put the deed in your name and make this your dream property.

Key facts

• 2,178 sq ft lot
• Built 1994
• Listed 249 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $-24 ($-293/yr) — negative.
• To cash-flow at today's rent, offer at most $52k (7.7% below list).
• Meets the 1% rule at list price ($973 rent vs $56k).
• Recommended offer: $49k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Van Vleck ISD (town): math 36% / reading 37% proficiency, ranked #492 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.3%/yr); 620 active listings in the ZIP; 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 $387 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 250 days — a 12% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,279 (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 250 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.74% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.77%
• DSCR: 2.37
• GRM: 4.8

CMA / ARV

• ARV (median comp): $102,098
• List price: $55,999
• Delta: -45.15%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.28% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-10,092
• Equity at exit: $8,350

10-year hold

• IRR: -8.4%
• Equity multiple: 0.45×
• Total profit: $-8,585
• Equity at exit: $4,842

Cash invested: $15,680 (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: 4.8×

Monthly cashflow live

• Estimated rent: $973 medium
• Mortgage (P&I): −$294
• Tax from tax record: −$49 /mo · $594/yr
• Insurance: −$23
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $-24

Break-even live

Break-even rent $1,004

Max offer price $51,681

Occupancy floor 98%

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $55,999 Active 250 DOM
2. 2026-06-18
   days on market $55,999 Active 249 DOM
3. 2026-06-17
   days on market $55,999 Active 248 DOM
4. 2026-06-16
   days on market $55,999 Active 247 DOM
5. 2026-06-15
   days on market $55,999 Active 246 DOM
6. 2026-06-14
   days on market $55,999 Active 244 DOM
7. 2026-06-12
   days on market $55,999 Active 243 DOM
8. 2026-06-09
   days on market $55,999 Active 240 DOM
9. 2026-06-08
   days on market $55,999 Active 239 DOM
10. 2026-06-07
    days on market $55,999 Active 238 DOM
11. 2026-06-07
    days on market $55,999 Active 237 DOM
12. 2026-06-03
    days on market $55,999 Active 234 DOM
13. 2026-06-02
    days on market $55,999 Active 233 DOM
14. 2026-06-01
    days on market $55,999 Active 232 DOM
15. 2026-05-31
    days on market $55,999 Active 231 DOM
16. 2026-05-30
    days on market $55,999 Active 230 DOM
17. 2026-02-19
    status Active 338-char remark

    Show marketing remark (338 chars)

    FIXER UPPER NEAR THE BEACH! If you are a handyman and looking for a fixer upper NEAR SARGENT BEACH this might be it. This home has two bedrooms, one bathroom and a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to see if we can put the deed in your name and make this your dream property.

18. 2026-01-23
    status Pending 338-char remark

    Show marketing remark (338 chars)

    FIXER UPPER NEAR THE BEACH! If you are a handyman and looking for a fixer upper NEAR SARGENT BEACH this might be it. This home has two bedrooms, one bathroom and a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to see if we can put the deed in your name and make this your dream property.

19. 2025-09-15
    listed $55,999 Active 338-char remark

    Show marketing remark (338 chars)

    FIXER UPPER NEAR THE BEACH! If you are a handyman and looking for a fixer upper NEAR SARGENT BEACH this might be it. This home has two bedrooms, one bathroom and a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to see if we can put the deed in your name and make this your dream property.

20. 2022-04-14
    soldstatus

ⓘ 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: $594 · $49/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$431/yr (+$36/mo · 72.5%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥117°F today · 20 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: $11,675
• − Mortgage interest: −$3,137
• − Property taxes: −$594
• − Insurance: −$5,398
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$1,629
• Taxable loss: −$951
• Est. tax savings @ 24.0%: +$228
• After-tax cash flow: $-65/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: Van Vleck ISD
• NCES district ID: 4843950
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 37% ▼ -8.00%
• Median HH income: $43,348
• Composite: 30.96/100
• National rank: #6106
• State rank: #492 of 826 in TX

Livability — Sargent

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sargent, TX
• County: Matagorda County · 24,334 people
• 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

4 events — show timeline

• 2026-02-19 Relisted — HARMLS
• 2026-01-23 Pending — HARMLS
• 2025-09-15 Listed $55,999 HARMLS
• 2022-04-14 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $594 · -5.0% YoY. Source: county tax records.