The Dove Plan · La Marque, TX 77568

$247,990

3 bd · 2.5 ba · 1,733 sqft · SingleFamily · 366 Days on market

Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Dove is a versatile 1,733-square-foot home designed for flexibility. A covered front entry and two-car garage provide everyday convenience, while the owners suite is thoughtfully placed on the main level at the back of the home for added privacy. The owners suite includes a comfortable bath and generous closet space, creating a functional retreat on the main floor. Upstairs, two additional bedrooms and a full bathroom offer separation and flexibility for a variety of needs. For those looking for more space, the Dove offers an optional second-floor expansion, adding up to 898 additional square feet with two more bedrooms, a bathroom, and a loft areaexpanding the home to a five-bedroom, three-and-a-half-bath layout. This flexible design allows you to choose the space that fits your lifestyle.

Key facts

• Greenspace
• Mixed-use property
• 20 acres of lakes

Tags

• MASTER-PLANNED COMMUNITY
• MIXED-USE PROPERTY
• 20 ACRES OF LAKES
• GREENSPACE
• WALKING TRAILS
• PARKS

🏗️ New construction. The $247,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $296,793.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $248k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-481 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (19.9% below list).
• Recommended offer: $199k (19.9% 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); 783 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 366 days — a 12% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Recommended offer $198,702 (19.9% 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 366 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.67% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.95%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

• ARV (median comp): $296,793
• List price: $247,990
• Delta: -16.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 Woodhaven Lakes Dr	0.23mi	4/2.0 (+1)	1,716 (-1%)	1mo	$254,990	$149	80
813 Woodhaven Lakes Dr	0.21mi	4/2.0 (+1)	1,676 (-3%)	0mo	$260,000	$155	77
1013 Woodhaven Lakes Dr	0.23mi	4/2.0 (+1)	1,676 (-3%)	1mo	$258,290	$154	76
1074 Garnet Star Dr	0.55mi	3/2.0	1,732 (-0%)	2mo	$295,990	$171	71
1090 Garnet Star Dr	0.52mi	4/2.0 (+1)	1,732 (-0%)	0mo	$289,990	$167	68
805 Apple Blossom Dr	0.14mi	3/2.0	1,501 (-13%)	2mo	$269,990	$180	67
429 Branch Oak Ct	0.34mi	4/2.0 (+1)	1,877 (+8%)	1mo	$285,000	$152	63
1081 Garnet Star Dr	0.52mi	3/2.0	1,574 (-9%)	1mo	$289,990	$184	58
1106 Radiant Ave	0.48mi	3/2.0	1,548 (-11%)	2mo	$265,990	$172	56
1085 Garnet Star Dr	0.51mi	4/2.0 (+1)	1,872 (+8%)	2mo	$306,990	$164	54
765 Camden Valley Ln	0.48mi	4/2.0 (+1)	1,941 (+12%)	0mo	$285,900	$147	50
1233 Sacred Light Ln	0.53mi	3/2.0	1,491 (-14%)	2mo	$252,990	$170	48

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: -27.3%
• Equity multiple: 0.08×
• Total profit: $-76,802
• Equity at exit: $44,253

10-year hold

• IRR: -22.2%
• Equity multiple: -0.18×
• Total profit: $-98,210
• Equity at exit: $25,661

Cash invested: $83,102 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 111 active · 42 under contract
• Months of supply: 11.1 mo (9%/mo absorbed)
• Median asking: $275,990 ($159/sqft)
• Median days on market: 71 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +8.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77568

• Home prices YoY: -22.7%
• Rents YoY: 4.0%
• Active inventory: 783
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,987 medium
• Mortgage (P&I): −$1,556
• Tax est. 1.5%: −$371 /mo · $4,452/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-481

Break-even live

Break-even rent $2,596

Max offer price $227,145

Occupancy floor —

Sensitivity live

Price	-10% $-276	-5% $-379	+0% $-481	+5% $-584	+10% $-686
Rent	-10% $-638	-5% $-560	+0% $-481	+5% $-403	+10% $-324
Rate	-1.0pp $-332	-0.5pp $-406	base $-481	+0.5pp $-558	+1.0pp $-636

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: $74,198
• Closing costs: $8,904
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	69d	1	0.60mi
9001 Glacier Ave Texas City, TX	2.0	2.0	1062	$1,230	$1.16	0d	2	0.91mi
8208 Ash Rd Texas City, TX	4.0	2.0	1701	$1,795	$1.06	93d	1	1.43mi
6218 Red Oak Dr Hitchcock, TX	3.0	2.0	1400	$1,472	$1.05	0d	1	1.49mi

Listing history 50 events

1. 2026-08-08
   days on market $247,990 Active 366 DOM
2. 2026-08-06
   days on market $247,990 Active 364 DOM
3. 2026-08-05
   days on market $247,990 Active 363 DOM
4. 2026-08-04
   days on market $247,990 Active 362 DOM
5. 2026-08-03
   days on market $247,990 Active 361 DOM
6. 2026-07-31
   days on market $247,990 Active 358 DOM
7. 2026-07-30
   days on market $247,990 Active 356 DOM
8. 2026-07-28
   days on market $247,990 Active 355 DOM
9. 2026-07-26
   days on market $247,990 Active 353 DOM
10. 2026-07-24
    days on market $247,990 Active 351 DOM
11. 2026-07-23
    days on market $247,990 Active 350 DOM
12. 2026-07-22
    days on market $247,990 Active 349 DOM
13. 2026-07-21
    days on market $247,990 Active 348 DOM
14. 2026-07-20
    days on market $247,990 Active 347 DOM
15. 2026-07-18
    days on market $247,990 Active 345 DOM
16. 2026-07-18
    days on market $247,990 Active 344 DOM
17. 2026-07-16
    days on market $247,990 Active 343 DOM
18. 2026-07-15
    days on market $247,990 Active 342 DOM
19. 2026-07-14
    days on market $247,990 Active 341 DOM
20. 2026-07-13
    days on market $247,990 Active 340 DOM
21. 2026-07-13
    days on market $247,990 Active 339 DOM
22. 2026-07-11
    days on market $247,990 Active 338 DOM
23. 2026-07-10
    days on market $247,990 Active 337 DOM
24. 2026-07-09
    days on market $247,990 Active 336 DOM
25. 2026-07-07
    days on market $247,990 Active 334 DOM
26. 2026-07-06
    days on market $247,990 Active 333 DOM
27. 2026-07-06
    days on market $247,990 Active 332 DOM
28. 2026-07-05
    days on market $247,990 Active 331 DOM
29. 2026-07-03
    days on market $247,990 Active 330 DOM
30. 2026-07-02
    days on market $247,990 Active 329 DOM
31. 2026-07-01
    days on market $247,990 Active 328 DOM
32. 2026-06-30
    days on market $247,990 Active 327 DOM
33. 2026-06-29
    days on market $247,990 Active 326 DOM
34. 2026-06-28
    days on market $247,990 Active 325 DOM
35. 2026-06-27
    days on market $247,990 Active 324 DOM
36. 2026-06-26
    days on market $247,990 Active 323 DOM
37. 2026-06-24
    days on market $247,990 Active 321 DOM
38. 2026-06-22
    days on market $247,990 Active 319 DOM
39. 2026-06-21
    days on market $247,990 Active 318 DOM
40. 2026-06-18
    days on market $247,990 Active 315 DOM
41. 2026-06-17
    days on market $247,990 Active 314 DOM
42. 2026-06-16
    days on market $247,990 Active 313 DOM
43. 2026-06-15
    days on market $247,990 Active 312 DOM
44. 2026-06-13
    days on market $247,990 Active 310 DOM
45. 2026-06-13
    days on market $247,990 Active 309 DOM
46. 2026-06-09
    days on market $247,990 Active 306 DOM
47. 2026-06-08
    days on market $247,990 Active 305 DOM
48. 2026-06-07
    days on market $247,990 Active 304 DOM
49. 2026-06-04
    days on market $247,990 Active 301 DOM
50. 2026-06-03
    days on market $247,990 Active 300 DOM

ⓘ 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: $23,844
• − Mortgage interest: −$16,625
• − Property taxes: −$4,452
• − Insurance: −$1,484
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$8,634
• Taxable loss: −$11,166
• Est. tax savings @ 24.0%: +$2,680
• After-tax cash flow: $-3,096/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 · 11 photos

Good 80/100 Cosmetic rehab Est. rehab $8,665–$25,995 screening

The Dove Plan is a well-maintained single-family home with new finishes and a good condition score. It is ready for immediate occupancy and would benefit from a fresh coat of paint and landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Hitchcock Pri Middle Crosby Middle F TX #1,103/1,662 Nat'l #9,290/14,009 High Hitchcock H S D- TX #591/1,632 Nat'l #6,330/17,239

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

D Composite livability gradescore 59/100

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 · 390,640 people
• City population: 49,936
• 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: 16% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2025-08-07 Listed $247,990 Zillow