609 Jennings St · Texas City, TX 77590

$129,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 54 Days on market

Built 1960 5,431 sqft lot $138/sqft · 15% below area Est $152k · 15% under

---

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 +21.5/30.0
• ARV discount +14.3/15.0
• DSCR +6.9/10.0
• 1% rule +6.6/10.0
• Rent growth +3.7/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

COME SEE YOR FUTURE HOME IN CLAIRMONT SUBDIVISION!! PRICE TO SELL!!!! Enjoy the peace and privacy of this charming neighborhood, all while being minutes from park, schools, stores and local restaurants. Set on a large lot, this home provides plenty of outdoor space for relaxation and entertainment. Don't miss your chance to make this exceptional property your new home!!!! COME SEE YOUR FUTURE HOME TODAY!!

Key facts

• Peace and privacy
• Large lot
• Outdoor space

Tags

• CLAIRMONT SUBDIVISION
• LARGE LOT
• OUTDOOR SPACE
• PEACE AND PRIVACY

Property features AI

Exterior

• Parking: Attached garage (1 car); Attached carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1960; Slab foundation; Shingle and wood roof
• Construction: Wood siding construction
• Exterior features: Back yard fence; Porch

Interior

• Kitchen: Electric oven; Electric range; Gas oven; Gas range
• Bedrooms: Three bedrooms on the first floor; Primary bedroom on the first floor
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Kitchen/dining combo; Living/dining room
• Laundry & utility: Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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+, amenities F, commute F.
• Texas City ISD (suburban): math 28% / reading 29% proficiency, ranked #655 of 826 in TX (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hayley El (math 7% / reading 11%, grade F, #4,293 of 4,322 statewide, top 99%, 562 students, 92% FRL); La Marque H S (math 27% / reading 20%, grade F, #1,342 of 1,632 statewide, top 82%, 647 students, 91% FRL) — zoned schools average 92% FRL vs 66% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 28% district-wide (-12 pts) — the specific schools serving this property underperform the Texas City ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.9%/yr); 292 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k 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 54 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $129k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.16% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 7.2

CMA / ARV

• ARV (median comp): $151,917
• List price: $129,000
• Delta: -15.09%
• 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
3026 Danforth Memorial Dr	0.13mi	3/1.0	1,004 (+7%)	4mo	$187,000	$186	78
3106 Danforth Dr	0.09mi	3/1.0	992 (+6%)	14mo	$150,000	$151	74
3025 Robinson Blvd	0.19mi	3/1.0	981 (+5%)	14mo	$110,000	$112	72
2921 Tarpey Ave	0.30mi	3/1.0	1,019 (+9%)	6mo	$135,000	$132	66
2902 Tarpey Ave	0.34mi	3/1.0	1,017 (+9%)	5mo	$145,000	$143	66
3221 Texas Ave	0.51mi	3/2.0	976 (+4%)	5mo	$159,000	$163	61
2807 2nd Ave N	0.51mi	3/1.0	934 (-0%)	22mo	$139,999	$150	58
2910 Robinson Blvd	0.30mi	3/1.0	1,054 (+13%)	13mo	$164,900	$156	55
2605 N 2nd Ave	0.67mi	3/1.0	972 (+4%)	15mo	$145,000	$149	50
3108 Texas Ave	0.48mi	3/1.0	988 (+6%)	24mo	$189,000	$191	49
2922 15th Ave N	0.57mi	3/1.5	1,032 (+10%)	16mo	$170,000	$165	40
2430 5th Ave N	0.73mi	2/2.0 (-1)	816 (-13%)	12mo	$119,900	$147	26

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 · 4.91% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.73×
• Total profit: $-9,753
• Equity at exit: $19,234

10-year hold

• IRR: 5.1%
• Equity multiple: 1.41×
• Total profit: $14,954
• Equity at exit: $11,154

Cash invested: $36,120 (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 77590

• Home prices YoY: -19.3%
• Rents YoY: 4.9%
• Active inventory: 292
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,499 high
• Mortgage (P&I): −$676
• Tax from tax record: −$260 /mo · $3,122/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $127

Break-even live

Break-even rent $1,338

Max offer price $129,000

Occupancy floor 87%

Sensitivity live

Price	-10% $200	-5% $164	+0% $127	+5% $91	+10% $54
Rent	-10% $9	-5% $68	+0% $127	+5% $186	+10% $245
Rate	-1.0pp $192	-0.5pp $160	base $127	+0.5pp $94	+1.0pp $60

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3106 Danforth Dr Texas City, TX	3.0	1.0	1100	$1,800	$1.64	24d	1	0.07mi
3404 9th Ave N Texas City, TX	1.0–2.0	1.0–2.0	721	$1,525	$2.11	3d	34	0.39mi
2707 13th Ave N Texas City, TX	2.0	1.0	811	$1,257	$1.55	44d	1	0.57mi
2701 13th Ave N Unit C-C12 Texas City, TX	2.0	1.0	811	$1,222	$1.51	21d	1	0.58mi
2701 13th Ave N Unit C-C3 Texas City, TX	2.0	1.0	811	$1,189	$1.47	21d	1	0.58mi
2701 13th Ave N Unit J-J3 Texas City, TX	2.0	1.0	811	$1,287	$1.59	20d	1	0.58mi
2701 13th Ave N Unit B-B6 Texas City, TX	2.0	1.0	811	$1,239	$1.53	3d	1	0.58mi
2701 13th Ave N Unit E-E6 Texas City, TX	2.0	1.0	811	$1,137	$1.40	21d	1	0.58mi
2701 13th Ave N Unit K-K3 Texas City, TX	2.0	1.0	811	$1,099	$1.36	21d	1	0.58mi
2701 13th Ave N Unit H-H3 Texas City, TX	2.0	1.0	811	$1,250	$1.54	21d	1	0.58mi
1115 Highway 146 N Texas City, TX	1.0–2.0	1.0–2.0	757	$1,350	$1.78	1d	9	0.71mi
2202 16th Ave N Texas City, TX	2.0	1.5	860	$975	$1.13	12d	4	1.11mi
1919 13th Ave N Texas City, TX	1.0–3.0	1.0–2.0	950	$1,499	$1.58	2d	6	1.16mi
3507 25th Ave N Texas City, TX	2.0	2.0	855	$1,045	$1.22	44d	1	1.24mi
4417 Edward St Texas City, TX	2.0	2.0	983	$1,150	$1.17	2d	1	1.33mi
4417 Edward St Texas City, TX	2.0	2.0	983	$1,100	$1.12	4d	1	1.33mi

Listing history 17 events

1. 2026-06-18
   days on market $129,000 Active 54 DOM
2. 2026-06-17
   days on market $129,000 Active 53 DOM
3. 2026-06-16
   days on market $129,000 Active 52 DOM
4. 2026-06-15
   days on market $129,000 Active 51 DOM
5. 2026-06-13
   days on market $129,000 Active 49 DOM
6. 2026-06-09
   days on market $129,000 Active 45 DOM
7. 2026-06-08
   days on market $129,000 Active 44 DOM
8. 2026-06-07
   days on market $129,000 Active 43 DOM
9. 2026-06-04
   days on market $129,000 Active 40 DOM
10. 2026-06-03
    days on market $129,000 Active 39 DOM
11. 2026-06-02
    days on market $129,000 Active 38 DOM
12. 2026-06-01
    days on market $129,000 Active 37 DOM
13. 2026-05-31
    days on market $129,000 Active 36 DOM
14. 2026-05-14
    price $129,000 413-char remark
15. 2026-04-25
    listed $150,000 Active 413-char remark
16. 2011-04-26
    soldstatus
17. 2004-11-24
    soldstatus $42,500

ⓘ 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: $3,122 · $260/mo
• Projected year-2 tax: $3,122 · $260/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 28 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,983
• − Mortgage interest: −$7,226
• − Property taxes: −$3,122
• − Insurance: −$1,442
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$3,753
• Taxable loss: −$437
• Est. tax savings @ 24.0%: +$105
• After-tax cash flow: $1,630/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: Texas City ISD
• NCES district ID: 4842510
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $44,875
• Composite: 24.47/100
• National rank: #7664
• State rank: #655 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): 31,642
• Household income: $65,801
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 1821.0

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 0.66)
• Race & ethnicity: White 41% Hispanic / Latino 38% Two or more races 20% Black 17% Asian 2%
• Hispanic origin (detail): Mexican 33% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 72% English-only · Spanish 26% 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: ▼ -58.35%
• Current HPI: 244.5809
• Rent YoY: ▲ 4.91%
• 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

+203.5% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $129,000 HARMLS
• 2026-04-25 Listed $150,000 HARMLS
• 2011-04-26 Sold (Public Records) — Public Records
• 2004-11-24 Sold (Public Records) $42,500 Public Records

Property tax history

+9.2%/yr

Latest (2025): $3,122 · +0.4% YoY. Source: county tax records.