Sabine Plan · La Marque, TX 77568

$285,990

3 bd · 2.0 ba · 1,915 sqft · SingleFamily · 200 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).

• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The gorgeous Sabine floor plan is a one-story home with an ideal layout that will suit most any lifestyle. Entering this lovely home, you are met with the second and third bedrooms, each boasting convenient walk-in closets, as well as entry to the full secondary bath residing right beside the third bedroom. Also at the front of the home is entrance to your two-car garage. If you are needing more space to store tools or holiday decorations, opt to include an extra five feet, making it a two-and-a half car garage. Down the hall lies the massive family room, formal dining room, and the huge kitchen - this entire living area is perfect for hosting dinner parties and family gatherings of any size! Your kitchen is equipped with ample counterspace featuring granite countertops, convenient kitchen island for more counterspace, industry-leading appliances, as well as an oversized pantry with your walk-in utility room just around the corner. Facing the utility room is your secluded home office - a private nook for the kids to finish their homework. If you love relaxing outdoors or grilling out for family and friends, you will love having an optional covered patio to experience those activities. Privacy is no worry when it comes to the master bedroom and bathroom at the back of the home. Your master bathroom includes cultured marble countertops with the option of dual vanities, a shower/bathtub enclosure, as well as a large walk-in closet! Elevate your master bathroom style and. ..

Key facts

• Formal dining room
• Ample counterspace
• Huge kitchen

Tags

• TWO-CAR GARAGE
• MASSIVE FAMILY ROOM
• FORMAL DINING ROOM
• HUGE KITCHEN
• AMPLE COUNTERSPACE
• GRANITE COUNTERTOPS

🏗️ New construction. The $285,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $297,102.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $286k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-345 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (24.4% below list).
• Recommended offer: $216k (24.4% 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); 889 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 35% 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 200 days — a 12% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Recommended offer $216,277 (24.4% 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 200 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.73% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.97%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $297,102
• List price: $285,990
• Delta: -3.74%
• 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
817 Woodhaven Lakes Dr	0.19mi	4/2.0 (+1)	1,922 (+0%)	1mo	$275,990	$144	84
765 Camden Valley Ln	0.45mi	4/2.0 (+1)	1,941 (+1%)	2mo	$285,900	$147	70
940 Woodhaven Lakes Dr	0.20mi	4/2.0 (+1)	1,716 (-10%)	1mo	$255,991	$149	68
921 Woodhaven Lakes Dr	0.20mi	4/2.0 (+1)	1,716 (-10%)	2mo	$265,990	$155	67
1062 Garnet Star Dr	0.60mi	4/2.0 (+1)	1,872 (-2%)	1mo	$295,990	$158	62
508 Forest Village Cir	0.55mi	3/2.0	2,042 (+7%)	2mo	$275,000	$135	62
1082 Garnet Star Dr	0.56mi	4/2.0 (+1)	1,990 (+4%)	2mo	$301,990	$152	61
1210 Sacred Light Ln	0.50mi	3/2.0	1,732 (-10%)	0mo	$297,990	$172	60
602 Havenstone Ln	0.36mi	4/2.5 (+1)	2,104 (+10%)	2mo	$289,000	$137	59
1228 Painted Bunting Dr	0.40mi	3/2.0	2,180 (+14%)	1mo	$275,000	$126	57
432 Pecan Landing Ln	0.73mi	4/2.0 (+1)	1,877 (-2%)	2mo	$299,999	$160	56
1073 Garnet Star Dr	0.56mi	3/2.0	1,627 (-15%)	1mo	$276,990	$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: -23.7%
• Equity multiple: 0.18×
• Total profit: $-67,973
• Equity at exit: $44,299

10-year hold

• IRR: -16.2%
• Equity multiple: 0.06×
• Total profit: $-78,589
• Equity at exit: $25,688

Cash invested: $83,189 (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: 130 active · 59 under contract
• Months of supply: 11.0 mo (9%/mo absorbed)
• Median asking: $278,990 ($153/sqft)
• Median days on market: 111 d
• This list price: 63% of active listings are priced below it
• ARV vs active asking: +1.1% 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: 889
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,163 high
• Mortgage (P&I): −$1,558
• Tax est. 1.5%: −$371 /mo · $4,457/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-345

Break-even live

Break-even rent $2,599

Max offer price $247,235

Occupancy floor —

Sensitivity live

Price	-10% $-139	-5% $-242	+0% $-345	+5% $-447	+10% $-550
Rent	-10% $-515	-5% $-430	+0% $-345	+5% $-259	+10% $-174
Rate	-1.0pp $-195	-0.5pp $-269	base $-345	+0.5pp $-422	+1.0pp $-500

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: $74,276
• Closing costs: $8,913
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Maple Bend Ln La Marque, TX	4.0	2.5	1947	$1,966	$1.01	18d	1	0.56mi
453 Maple Bend Ln La Marque, TX	3.0	2.0	1860	$2,071	$1.11	115d	1	0.58mi
707 Willow Harbor Ln La Marque, TX	4.0	2.5	2289	$2,231	$0.97	19d	1	0.68mi
8208 Ash Rd Texas City, TX	4.0	2.0	1701	$1,795	$1.06	139d	1	1.48mi
9210 Tacquard Dr Hitchcock, TX	4.0	1.0	1592	$1,700	$1.07	18d	1	1.50mi

Listing history 50 events

1. 2026-09-23
   days on market $285,990 Active 200 DOM
2. 2026-09-22
   days on market $285,990 Active 199 DOM
3. 2026-09-21
   days on market $285,990 Active 198 DOM
4. 2026-09-20
   days on market $285,990 Active 197 DOM
5. 2026-09-19
   days on market $285,990 Active 196 DOM
6. 2026-09-18
   days on market $285,990 Active 195 DOM
7. 2026-09-17
   days on market $285,990 Active 194 DOM
8. 2026-09-16
   days on market $285,990 Active 193 DOM
9. 2026-09-15
   days on market $285,990 Active 192 DOM
10. 2026-09-14
    days on market $285,990 Active 191 DOM
11. 2026-09-13
    days on market $285,990 Active 190 DOM
12. 2026-09-12
    days on market $285,990 Active 189 DOM
13. 2026-09-11
    days on market $285,990 Active 188 DOM
14. 2026-09-05
    days on market $285,990 Active 182 DOM
15. 2026-09-04
    days on market $285,990 Active 181 DOM
16. 2026-09-02
    days on market $285,990 Active 179 DOM
17. 2026-08-31
    days on market $285,990 Active 177 DOM
18. 2026-08-29
    days on market $285,990 Active 175 DOM
19. 2026-08-28
    days on market $285,990 Active 174 DOM
20. 2026-08-27
    days on market $285,990 Active 173 DOM
21. 2026-08-25
    days on market $285,990 Active 171 DOM
22. 2026-08-24
    days on market $285,990 Active 170 DOM
23. 2026-08-23
    days on market $285,990 Active 169 DOM
24. 2026-08-22
    days on market $285,990 Active 168 DOM
25. 2026-08-21
    days on market $285,990 Active 167 DOM
26. 2026-08-20
    days on market $285,990 Active 166 DOM
27. 2026-08-19
    days on market $285,990 Active 165 DOM
28. 2026-08-18
    days on market $285,990 Active 164 DOM
29. 2026-08-17
    days on market $285,990 Active 163 DOM
30. 2026-08-16
    days on market $285,990 Active 162 DOM
31. 2026-08-15
    days on market $285,990 Active 161 DOM
32. 2026-08-14
    days on market $285,990 Active 160 DOM
33. 2026-08-13
    days on market $285,990 Active 159 DOM
34. 2026-08-12
    days on market $285,990 Active 158 DOM
35. 2026-08-11
    days on market $285,990 Active 157 DOM
36. 2026-08-10
    days on market $285,990 Active 156 DOM
37. 2026-08-09
    days on market $285,990 Active 155 DOM
38. 2026-08-08
    days on market $285,990 Active 154 DOM
39. 2026-08-06
    days on market $285,990 Active 152 DOM
40. 2026-08-05
    days on market $285,990 Active 151 DOM
41. 2026-08-04
    days on market $285,990 Active 150 DOM
42. 2026-08-03
    days on market $285,990 Active 149 DOM
43. 2026-07-31
    days on market $285,990 Active 146 DOM
44. 2026-07-30
    days on market $285,990 Active 144 DOM
45. 2026-07-28
    days on market $285,990 Active 143 DOM
46. 2026-07-26
    days on market $285,990 Active 141 DOM
47. 2026-07-24
    days on market $285,990 Active 139 DOM
48. 2026-07-23
    days on market $285,990 Active 138 DOM
49. 2026-07-22
    days on market $285,990 Active 137 DOM
50. 2026-07-21
    days on market $285,990 Active 136 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: $25,953
• − Mortgage interest: −$16,642
• − Property taxes: −$4,457
• − Insurance: −$1,486
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$8,643
• Taxable loss: −$9,427
• Est. tax savings @ 24.0%: +$2,262
• After-tax cash flow: $-1,873/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

Good 80/100 None rehab

This Sabine floor plan home is in excellent condition with a good layout and modern finishes. It is move-in ready and would benefit from some exterior updates to maximize its value.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑

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: 23,083
• 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

+2.1% since first listed

2 events — show timeline

• 2026-05-02 Price Changed $285,990 Zillow
• 2026-03-07 Listed $279,990 Zillow