Trinity Plan · Texas City, TX 77568

$335,990

4 bd · 2.5 ba · 2,513 sqft · SingleFamily · 586 Days on market

Excellent 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 +5.8/30.0
• Condition / age +4.8/5.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• 1% rule +1.2/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Our grandest home in the Cobalt Series, the Trinity floor plan boasts an impressive two-story floor plan that is sure to suit most any lifestyle. Upon entry, you are first greeted by the private study room that also has the option of transforming into a fifth bedroom if you would rather have the space for more guests to visit. Next, you will find the access to your convenient downstairs powder room, a walk-in utility room, as well as the entry to your two-and-a-half-car garage. Needing more storage for another car? Opt to swap your standard two-car garage for a sizable three-car garage! Down the hall, you will reach the heart of your home - the massive, two-story family room with soaring ceilings and consisting of plenty of natural light. Opening up to the family room is the convenient adjoined kitchen and breakfast area with access to your optional extended covered patio. Your elegant kitchen comes fully equipped with industry-leading appliances, sleek granite countertops with a ceramic tile backsplash, designer light fixtures, and the option to put in an island and extra cabinets if you desire more counterspace. With features like these, you will want to cook every meal! Completing the first floor is your secluded Master suite with your master bathroom containing the cultured marble countertops with option of dual vanities, a shower/bathtub enclosure, and a huge walk- in closet. Upgrade your bathroom space to include a master luxury bath with stand alone shower or a. ..

Key facts

• Three-car garage
• Private study room
• Walk-in utility room

Tags

• PRIVATE STUDY ROOM
• DOWNSTAIRS POWDER ROOM
• WALK-IN UTILITY ROOM
• TWO-AND-A-HALF-CAR GARAGE
• THREE-CAR GARAGE
• TWO-STORY FAMILY ROOM

🏗️ New construction. The $335,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $427,708.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $336k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-855 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (20.9% below list).
• Recommended offer: $266k (20.9% below list) — sets the bar for 1% rule.

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.
• 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.
• Zoned schools: Hughes Road El (math 36% / reading 31%, grade F, #2,174 of 4,322 statewide, top 51%, 707 students, 67% FRL); Dunbar Middle (math 25% / reading 20%, grade F, #1,341 of 1,662 statewide, top 82%, 654 students, 78% FRL); Dickinson H S (math 30% / reading 46%, grade F, #880 of 1,632 statewide, top 54%, 3,619 students, 64% FRL).
• Market conditions: Rents rising (+4.0%/yr); 983 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 79d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 43% 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 $3k of loan paydown is wiped out by about $13k 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 586 days — a 12% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Recommended offer $265,910 (20.9% 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 586 days. Have you received any prior offers? Is the seller open to a 21% 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 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. 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: 0.62% ✗
• Cap rate: 3.89%
• Cash-on-cash: -8.57%
• DSCR: 0.62
• GRM: 13.4

CMA / ARV

• ARV (median comp): $427,708
• List price: $335,990
• Delta: -21.44%
• 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
13124 Pinnacle Beach Dr	0.17mi	4/3.0	2,229 (-11%)	1mo	$332,990	$149	71
13017 Sapphire Lake Ln	0.33mi	4/2.5	2,259 (-10%)	2mo	$299,000	$132	66
3310 Bolt Rope Dr	0.54mi	4/3.0	2,645 (+5%)	3mo	$368,490	$139	62
2502 Ocean Key Dr	0.72mi	4/3.0	2,472 (-2%)	2mo	$343,000	$139	60
3113 Hidden Mist Dr	0.37mi	4/3.5	2,778 (+10%)	1mo	$394,990	$142	60
2909 Fair Wind Ln	0.66mi	4/3.5	2,415 (-4%)	0mo	$411,900	$171	58
14005 Baikal Manor Dr	0.47mi	4/3.0	2,196 (-13%)	2mo	$354,990	$162	54
14021 Baikal Manor Dr	0.48mi	4/3.0	2,196 (-13%)	2mo	$334,990	$153	53
13717 Blue Breaker Dr	0.51mi	4/2.0	2,188 (-13%)	0mo	$380,900	$174	53
13922 Baikal Manor Dr	0.48mi	4/3.0	2,196 (-13%)	2mo	$325,990	$148	52
13913 Baikal Manor Dr	0.44mi	4/2.0	2,144 (-15%)	2mo	$339,990	$159	52
2901 Fair Wind Ln	0.64mi	4/2.0	2,160 (-14%)	1mo	$380,000	$176	44

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: -30.4%
• Equity multiple: -0.01×
• Total profit: $-121,163
• Equity at exit: $63,773

10-year hold

• IRR: -28.4%
• Equity multiple: -0.38×
• Total profit: $-164,739
• Equity at exit: $36,980

Cash invested: $119,758 (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: 271 active · 108 under contract
• Months of supply: 18.7 mo (5%/mo absorbed)
• Median asking: $367,990 ($155/sqft)
• Median days on market: 80 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: +9.8% 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: 983
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,659 high
• Mortgage (P&I): −$2,243
• Tax est. 1.5%: −$535 /mo · $6,416/yr
• Insurance: −$178
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-855

Break-even live

Break-even rent $3,742

Max offer price $303,973

Occupancy floor —

Sensitivity live

Price	-10% $-560	-5% $-707	+0% $-855	+5% $-1,003	+10% $-1,151
Rent	-10% $-1,065	-5% $-960	+0% $-855	+5% $-750	+10% $-645
Rate	-1.0pp $-640	-0.5pp $-746	base $-855	+0.5pp $-966	+1.0pp $-1,079

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: $106,927
• Closing costs: $12,831
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13017 Oleander Bay Ln Texas City, TX	5.0	3.5	2959	$2,850	$0.96	5d	1	0.47mi
2600 Golden Palms Ln La Marque, TX	4.0	3.0	2411	$3,200	$1.33	109d	1	0.48mi
13817 Starboard Reach Dr Texas City, TX	3.0–4.0	2.0–3.5	2268	$3,630	$1.60	0d	1	0.55mi
13322 Sea Breeze Dr Texas City, TX	4.0	2.0	2051	$2,595	$1.27	34d	1	0.58mi
3114 Freeboard Dr Texas City, TX	4.0	3.0	2258	$3,000	$1.33	0d	1	0.66mi
2122 Islawild Way Texas City, TX	3.0	2.0	1848	$2,100	$1.14	0d	1	0.71mi
2602 Arbor Edge Xing Texas City, TX	4.0	3.0	2204	$2,700	$1.23	0d	1	0.71mi
13025 Dancing Reed Dr Texas City, TX	4.0	2.5	2100	$2,695	$1.28	43d	1	0.86mi
12524 Jetty Cv Santa Fe, TX	3.0	2.0	1803	$2,506	$1.39	163d	1	0.93mi
2128 Port Jackson Dr La Marque, TX	3.0	2.0	1754	$2,200	$1.25	134d	1	0.98mi
612 Totem Trail Dr La Marque, TX	4.0	2.0	1844	$2,189	$1.19	9d	1	1.04mi
14403 Daniel Shores Dr Texas City, TX	4.0	3.5	1832	$2,650	$1.45	0d	1	1.05mi
421 Palomino Stand Dr La Marque, TX	4.0	2.5	2134	$2,329	$1.09	104d	1	1.05mi
417 Palomino Stand Dr La Marque, TX	4.0	2.0	1844	$2,159	$1.17	50d	1	1.06mi
333 Summer Horse Dr La Marque, TX	4.0	2.0	1844	$2,209	$1.20	91d	1	1.07mi
2119 Del Mar Dr Texas City, TX	4.0	2.5	2259	$2,395	$1.06	41d	1	1.09mi
640 Totem Trail Dr La Marque, TX	4.0	2.5	2134	$2,269	$1.06	99d	1	1.10mi
12318 Wavecrest Rd Texas City, TX	4.0	2.0	1844	$2,099	$1.14	78d	1	1.12mi
301 Summer Horse Dr La Marque, TX	4.0	2.5	2134	$2,229	$1.04	69d	1	1.12mi
520 Red Dusk Paint Dr La Marque, TX	4.0	2.5	2134	$2,249	$1.05	80d	1	1.14mi
12306 Wavecrest Rd La Marque, TX	4.0	2.0	1844	$2,099	$1.14	119d	1	1.15mi
725 Totem Trail Dr La Marque, TX	3.0–4.0	2.0–2.5	1774	$2,211	$1.25	0d	1	1.19mi
2437 Regatta Ln La Marque, TX	4.0	2.0	1844	$2,079	$1.13	146d	1	1.20mi
692 Totem Trail Dr La Marque, TX	4.0	2.5	2134	$2,329	$1.09	121d	1	1.21mi
916 American Monarch Dr La Marque, TX	4.0	2.5	2134	$2,309	$1.08	108d	1	1.26mi
2301 Starboard Sail Alta Loma, TX	4.0	2.0	1856	$2,181	$1.18	152d	1	1.36mi

Listing history 50 events

1. 2026-11-08
   days on market $335,990 Active 586 DOM
2. 2026-11-07
   days on market $335,990 Active 585 DOM
3. 2026-11-06
   days on market $335,990 Active 584 DOM
4. 2026-11-05
   days on market $335,990 Active 583 DOM
5. 2026-11-04
   days on market $335,990 Active 582 DOM
6. 2026-11-02
   days on market $335,990 Active 580 DOM
7. 2026-11-01
   days on market $335,990 Active 579 DOM
8. 2026-10-31
   days on market $335,990 Active 578 DOM
9. 2026-10-30
   days on market $335,990 Active 577 DOM
10. 2026-10-29
    days on market $335,990 Active 576 DOM
11. 2026-10-28
    days on market $335,990 Active 575 DOM
12. 2026-10-27
    days on market $335,990 Active 574 DOM
13. 2026-10-26
    days on market $335,990 Active 573 DOM
14. 2026-10-26
    days on market $335,990 Active 572 DOM
15. 2026-10-24
    days on market $335,990 Active 571 DOM
16. 2026-10-23
    days on market $335,990 Active 570 DOM
17. 2026-10-22
    days on market $335,990 Active 569 DOM
18. 2026-10-21
    days on market $335,990 Active 568 DOM
19. 2026-10-20
    days on market $335,990 Active 567 DOM
20. 2026-10-19
    days on market $335,990 Active 566 DOM
21. 2026-10-18
    days on market $335,990 Active 565 DOM
22. 2026-10-17
    days on market $335,990 Active 564 DOM
23. 2026-10-16
    days on market $335,990 Active 563 DOM
24. 2026-10-15
    days on market $335,990 Active 562 DOM
25. 2026-10-14
    days on market $335,990 Active 561 DOM
26. 2026-10-13
    days on market $335,990 Active 560 DOM
27. 2026-10-12
    days on market $335,990 Active 559 DOM
28. 2026-10-11
    days on market $335,990 Active 558 DOM
29. 2026-10-10
    days on market $335,990 Active 557 DOM
30. 2026-10-09
    days on market $335,990 Active 556 DOM
31. 2026-10-08
    days on market $335,990 Active 555 DOM
32. 2026-10-07
    days on market $335,990 Active 554 DOM
33. 2026-10-06
    days on market $335,990 Active 553 DOM
34. 2026-10-05
    days on market $335,990 Active 552 DOM
35. 2026-10-04
    days on market $335,990 Active 551 DOM
36. 2026-10-04
    days on market $335,990 Active 550 DOM
37. 2026-10-02
    days on market $335,990 Active 549 DOM
38. 2026-10-01
    days on market $335,990 Active 548 DOM
39. 2026-09-30
    days on market $335,990 Active 547 DOM
40. 2026-09-29
    days on market $335,990 Active 546 DOM
41. 2026-09-28
    days on market $335,990 Active 545 DOM
42. 2026-09-27
    days on market $335,990 Active 544 DOM
43. 2026-09-26
    days on market $335,990 Active 543 DOM
44. 2026-09-25
    days on market $335,990 Active 542 DOM
45. 2026-09-24
    days on market $335,990 Active 541 DOM
46. 2026-09-23
    days on market $335,990 Active 540 DOM
47. 2026-09-22
    days on market $335,990 Active 539 DOM
48. 2026-09-21
    days on market $335,990 Active 538 DOM
49. 2026-09-20
    days on market $335,990 Active 537 DOM
50. 2026-09-19
    days on market $335,990 Active 536 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: $31,909
• − Mortgage interest: −$23,958
• − Property taxes: −$6,416
• − Insurance: −$2,139
• − Repairs & maintenance: −$2,553
• − Management: −$2,553
• − Depreciation: −$12,442
• Taxable loss: −$18,151
• Est. tax savings @ 24.0%: +$4,356
• After-tax cash flow: $-5,905/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 · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with a modern and well-maintained exterior and interior. It is move-in ready and would benefit from some minor updates to further enhance its curb appeal and value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Resale Replace window treatments — Modern window treatments can improve the home's aesthetic and energy efficiency ↑
• Both Install smart home devices — Smart home devices can increase convenience and property value ↑
• Resale Upgrade lighting fixtures — Modern lighting fixtures can enhance the home's ambiance and energy efficiency ↑

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Hughes Road El F TX #2,174/4,322 Nat'l #24,455/41,679 Middle Dunbar Middle F TX #1,341/1,662 Nat'l #11,105/14,009 High Dickinson H S F TX #880/1,632 Nat'l #8,877/17,239

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

C Composite livability gradescore 62/100

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 · 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%
• 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

• 2025-04-01 Listed $335,990 Zillow