Primrose Plan · La Marque, TX 77568

$232,740

3 bd · 2.0 ba · 1,295 sqft · SingleFamily · 65 Days on market

Good condition Garage

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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 +7.2/30.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Primrose, a charming one-story home offering between 1,295 and 1,342 square feet of functional living space, with 3 bedrooms, 2 bathrooms, and an option for a 2- or 3-car garage.

Key facts

• 2 garage spots
• Listed 64 days

🏗️ New construction. The $232,740 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $257,550.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $233k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-426 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (22.8% below list).
• Recommended offer: $180k (22.8% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $8k 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 65 days — a 6% lower offer ($219k) is reasonable based on typical stale-listing flexibility.

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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,767 (22.8% 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 65 days. Have you received any prior offers? Is the seller open to a 23% 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. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.70% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.99%
• DSCR: 0.73
• GRM: 11.9

CMA / ARV

• ARV (median comp): $257,550
• List price: $232,740
• Delta: -9.63%
• 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
26544 Eternal Dr	0.10mi	3/2.0	1,296 (+0%)	5mo	$230,000	$177	91
1089 Garnet Star Dr	0.16mi	3/2.0	1,330 (+3%)	1mo	$252,990	$190	87
4958 Perennial Ln	0.08mi	3/2.0	1,330 (+3%)	8mo	$264,990	$199	85
26243 Astral Way	0.12mi	3/2.0	1,330 (+3%)	8mo	$269,990	$203	83
5515 Blackbird Ln	0.33mi	3/2.0	1,271 (-2%)	4mo	$242,995	$191	78
5606 Greater Nighthawk Rd	0.37mi	3/2.0	1,271 (-2%)	12mo	$240,354	$189	69
26123 Ethereal Rd	0.13mi	3/2.0	1,128 (-13%)	9mo	$249,990	$222	65
1002 Valley Crest Ln	0.32mi	3/2.0	1,477 (+14%)	10mo	$257,995	$175	54
5647 Sanderling Cir	0.40mi	3/2.0	1,477 (+14%)	6mo	$261,486	$177	52
5627 Sanderling Cir	0.36mi	3/2.0	1,477 (+14%)	11mo	$227,874	$154	50
5659 Sanderling Cir	0.42mi	3/2.0	1,477 (+14%)	11mo	$239,995	$162	47
4324 Prairie St	0.56mi	3/2.0	1,440 (+11%)	10mo	$239,900	$167	46

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: -27.5%
• Equity multiple: 0.07×
• Total profit: $-67,075
• Equity at exit: $38,402

10-year hold

• IRR: -22.4%
• Equity multiple: -0.19×
• Total profit: $-85,826
• Equity at exit: $22,268

Cash invested: $72,114 (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: 43 active · 7 under contract
• Months of supply: 14.3 mo (7%/mo absorbed)
• Median asking: $255,000 ($177/sqft)
• Median days on market: 53 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: +12.3% above 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: 10.8×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$1,351
• Tax est. 1.5%: −$322 /mo · $3,863/yr
• Insurance: −$107
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-426

Break-even live

Break-even rent $2,337

Max offer price $195,883

Occupancy floor —

Sensitivity live

Price	-10% $-248	-5% $-337	+0% $-426	+5% $-515	+10% $-604
Rent	-10% $-568	-5% $-497	+0% $-426	+5% $-355	+10% $-284
Rate	-1.0pp $-296	-0.5pp $-361	base $-426	+0.5pp $-493	+1.0pp $-561

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: $64,387
• Closing costs: $7,726
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9001 Glacier Ave Texas City, TX	2.0	2.0	1062	$1,230	$1.16	0d	2	1.16mi
398 Duroux Rd Unit a La Marque, TX	2.0	2.0	880	$1,000	$1.14	23d	1	1.23mi
453 Maple Bend Ln La Marque, TX	3.0	2.0	1860	$2,071	$1.11	69d	1	1.23mi
6218 Red Oak Dr Hitchcock, TX	3.0	2.0	1400	$1,472	$1.05	0d	1	1.29mi
6315 Red Oak Dr Hitchcock, TX	4.0	2.0	1400	$1,601	$1.14	0d	1	1.33mi
7440 Highway 6 Hitchcock, TX	1.0–3.0	1.0–2.0	866	$1,359	$1.57	0d	18	1.44mi
106 W Red Oak Ln Texas City, TX	3.0	2.0	1250	$1,661	$1.33	0d	1	1.45mi

Property features AI

Finance

• Other: Address: 5022 Perennial Ln, La Marque TX 77568Status: ActiveLast modified: 2026-06-04
• Financial info: List price $232,740

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Primrose plan (new construction plan)Listed as a Plan
• Exterior features: Living area of 1295 (interior size provided)

Interior

• Kitchen: Standard plan kitchen (Primrose plan)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan-based layout)

Listing history 50 events

1. 2026-08-08
   days on market $232,740 Active 65 DOM
2. 2026-08-06
   days on market $232,740 Active 63 DOM
3. 2026-08-05
   days on market $232,740 Active 62 DOM
4. 2026-08-04
   days on market $232,740 Active 61 DOM
5. 2026-08-03
   days on market $232,740 Active 60 DOM
6. 2026-07-31
   days on market $232,740 Active 57 DOM
7. 2026-07-30
   days on market $232,740 Active 55 DOM
8. 2026-07-28
   days on market $232,740 Active 54 DOM
9. 2026-07-26
   days on market $232,740 Active 52 DOM
10. 2026-07-24
    days on market $232,740 Active 50 DOM
11. 2026-07-23
    days on market $232,740 Active 49 DOM
12. 2026-07-22
    days on market $232,740 Active 48 DOM
13. 2026-07-21
    days on market $232,740 Active 47 DOM
14. 2026-07-20
    days on market $232,740 Active 46 DOM
15. 2026-07-18
    days on market $232,740 Active 44 DOM
16. 2026-07-18
    days on market $232,740 Active 43 DOM
17. 2026-07-16
    days on market $232,740 Active 42 DOM
18. 2026-07-15
    days on market $232,740 Active 41 DOM
19. 2026-07-14
    days on market $232,740 Active 40 DOM
20. 2026-07-13
    days on market $232,740 Active 39 DOM
21. 2026-07-13
    days on market $232,740 Active 38 DOM
22. 2026-07-11
    days on market $232,740 Active 37 DOM
23. 2026-07-10
    days on market $232,740 Active 36 DOM
24. 2026-07-09
    days on market $232,740 Active 35 DOM
25. 2026-07-07
    days on market $232,740 Active 33 DOM
26. 2026-07-06
    days on market $232,740 Active 32 DOM
27. 2026-07-06
    days on market $232,740 Active 31 DOM
28. 2026-07-05
    days on market $232,740 Active 30 DOM
29. 2026-07-03
    days on market $232,740 Active 29 DOM
30. 2026-07-02
    days on market $232,740 Active 28 DOM
31. 2026-07-01
    days on market $232,740 Active 27 DOM
32. 2026-06-30
    days on market $232,740 Active 26 DOM
33. 2026-06-29
    days on market $232,740 Active 25 DOM
34. 2026-06-28
    days on market $232,740 Active 24 DOM
35. 2026-06-27
    days on market $232,740 Active 23 DOM
36. 2026-06-26
    days on market $232,740 Active 22 DOM
37. 2026-06-24
    days on market $232,740 Active 20 DOM
38. 2026-06-22
    days on market $232,740 Active 18 DOM
39. 2026-06-21
    days on market $232,740 Active 17 DOM
40. 2026-06-18
    days on market $232,740 Active 14 DOM
41. 2026-06-17
    days on market $232,740 Active 13 DOM
42. 2026-06-16
    days on market $232,740 Active 12 DOM
43. 2026-06-15
    days on market $232,740 Active 11 DOM
44. 2026-06-13
    days on market $232,740 Active 9 DOM
45. 2026-06-13
    days on market $232,740 Active 8 DOM
46. 2026-06-09
    days on market $232,740 Active 5 DOM
47. 2026-06-08
    days on market $232,740 Active 4 DOM
48. 2026-06-07
    remarks 193-char remark
49. 2026-06-07
    days on marketlisting id $232,740 Active 3 DOM
50. 2026-06-03
    days on market $232,740 Active 945 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,572
• − Mortgage interest: −$14,427
• − Property taxes: −$3,863
• − Insurance: −$2,085
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$7,492
• Taxable loss: −$9,747
• Est. tax savings @ 24.0%: +$2,339
• After-tax cash flow: $-2,775/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 Cosmetic rehab Est. rehab $6,475–$19,425 screening

This home is in good condition with a good exterior and interior. It has a good layout and is move-in ready. Consider painting the exterior trim and replacing the gutters to enhance curb appeal and functionality.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal ↑
• Resale Replace gutters — Improves home's appearance and functionality ↑
• Both Install smart home devices — Enhances home's value and convenience ↑
• Both Add smart thermostat — Saves energy and improves comfort ↑
• Both Add smart lighting — Enhances home's value and convenience ↑

ⓘ 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: 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

Property features AI

Finance

• Other: Address: 5022 Perennial Ln, La Marque TX 77568Status: ActiveLast modified: 2026-06-04
• Financial info: List price $232,740

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Primrose plan (new construction plan)Listed as a Plan
• Exterior features: Living area of 1295 (interior size provided)

Interior

• Kitchen: Standard plan kitchen (Primrose plan)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan-based layout)