111 Cheyenne River Dr · La Marque, TX 77568

$227,000

4 bd · 2.0 ba · 1,604 sqft · SingleFamily public records · 141 Days on market

Built 2015 5,575 sqft lot $142/sqft · 9% below area Est $249k · 9% under $58/mo HOA · 2% of rent

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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 +16.8/30.0
• ARV discount +11.5/15.0
• 1% rule +5.7/10.0
• DSCR +5.2/10.0
• Rent growth +3.5/5.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4-2-2 house is upgraded and well-maintained. Upgrades include matching tiles in the living and wet areas, garden bath with separate shower, granite countertops, high cabinets, 2024 fence, 2025 new carpet and painting and a lot more. Must see and call your agent for a showing now!

Key facts

• 2024 fence
• New carpet
• Garden bath

Tags

• GARDEN BATH
• GRANITE COUNTERTOPS
• HIGH CABINETS
• NEW CARPET
• NEW PAINTING
• 2024 FENCE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $227k.

Deal economics

• At list price, monthly cash flow is $80 ($961/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $227k).
• Recommended offer: $200k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 5.6% in La Marque — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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, schools F, crime F.
• Santa Fe ISD (suburban): math 38% / reading 39% proficiency, ranked #385 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+4.0%/yr); 654 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% 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 $7k 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 141 days — a 12% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $26k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $199,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.07% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 7.8

CMA / ARV

• ARV (median comp): $249,375
• List price: $227,000
• Delta: -8.97%
• 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
109 Indigo Brush Dr	0.05mi	3/2.5 (-1)	1,719 (+7%)	4mo	$235,000	$137	76
2215 Manta Way	0.37mi	3/2.0 (-1)	1,575 (-2%)	1mo	$245,000	$156	74
2322 Nautica Terrace Dr	0.39mi	3/2.0 (-1)	1,575 (-2%)	1mo	$250,000	$159	73
2315 Oyster Bay Ave	0.38mi	3/2.5 (-1)	1,615 (+1%)	3mo	$250,000	$155	71
2317 Nautica Terrace Dr	0.38mi	3/2.0 (-1)	1,666 (+4%)	1mo	$242,500	$146	70
12801 Pirate Bend Dr	0.32mi	3/2.0 (-1)	1,535 (-4%)	4mo	$264,000	$172	70
315 Hawks View Dr	0.14mi	3/2.0 (-1)	1,436 (-10%)	5mo	$245,000	$171	67
12609 Pirate Bend Dr	0.31mi	3/2.0 (-1)	1,720 (+7%)	5mo	$265,000	$154	64
2210 Mirror Ridge Ct	0.29mi	4/2.0	1,831 (+14%)	5mo	$299,990	$164	58
140 Mustang Stampede Dr	0.26mi	3/2.0 (-1)	1,376 (-14%)	3mo	$224,900	$163	57
2310 Nautica Terrace Dr	0.36mi	3/2.0 (-1)	1,419 (-12%)	4mo	$230,000	$162	55
13137 Leisure Cove Dr	0.65mi	4/2.5	1,785 (+11%)	2mo	$309,900	$174	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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-29,133
• Equity at exit: $33,846

10-year hold

• IRR: -1.8%
• Equity multiple: 0.87×
• Total profit: $-8,151
• Equity at exit: $19,627

Cash invested: $63,560 (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 77568

• Home prices YoY: -22.7%
• Rents YoY: 4.0%
• Active inventory: 654
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,433 high
• Mortgage (P&I): −$1,190
• Tax from tax record: −$433 /mo · $5,192/yr
• Insurance: −$95
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$58
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $80

Break-even live

Break-even rent $2,332

Max offer price $227,000

Occupancy floor 92%

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: $56,750
• Closing costs: $6,810
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Mustang Stampede Dr La Marque, TX	3.0	2.0	1752	$2,050	$1.17	1d	1	0.22mi
640 Totem Trail Dr La Marque, TX	4.0	2.5	2134	$2,309	$1.08	11d	1	0.35mi
2301 Starboard Sail Alta Loma, TX	4.0	2.0	1856	$2,181	$1.18	11d	1	0.45mi
12524 Jetty Cv Santa Fe, TX	3.0	2.0	1803	$2,506	$1.39	22d	1	0.51mi
2437 Regatta Ln La Marque, TX	4.0	2.0	1844	$2,079	$1.13	5d	1	0.53mi
3301 Gulf Fwy La Marque, TX	1.0–3.0	1.0–2.0	991	$2,430	$2.45	2d	22	0.94mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 14 events

1. 2026-05-17
   status Active 285-char remark

   Show marketing remark (285 chars)

   This 4-2-2 house is upgraded and well-maintained. Upgrades include matching tiles in the living and wet areas, garden bath with separate shower, granite countertops, high cabinets, 2024 fence, 2025 new carpet and painting and a lot more. Must see and call your agent for a showing now!

2. 2026-05-10
   status Pending 285-char remark

   Show marketing remark (285 chars)

   This 4-2-2 house is upgraded and well-maintained. Upgrades include matching tiles in the living and wet areas, garden bath with separate shower, granite countertops, high cabinets, 2024 fence, 2025 new carpet and painting and a lot more. Must see and call your agent for a showing now!

3. 2026-04-29
   price $227,000 285-char remark

   Show marketing remark (285 chars)

   This 4-2-2 house is upgraded and well-maintained. Upgrades include matching tiles in the living and wet areas, garden bath with separate shower, granite countertops, high cabinets, 2024 fence, 2025 new carpet and painting and a lot more. Must see and call your agent for a showing now!

4. 2026-02-18
   price $232,000 285-char remark

   Show marketing remark (285 chars)

   This 4-2-2 house is upgraded and well-maintained. Upgrades include matching tiles in the living and wet areas, garden bath with separate shower, granite countertops, high cabinets, 2024 fence, 2025 new carpet and painting and a lot more. Must see and call your agent for a showing now!

5. 2026-01-08
   listed $253,000 Active 285-char remark

   Show marketing remark (285 chars)

   This 4-2-2 house is upgraded and well-maintained. Upgrades include matching tiles in the living and wet areas, garden bath with separate shower, granite countertops, high cabinets, 2024 fence, 2025 new carpet and painting and a lot more. Must see and call your agent for a showing now!

6. 2025-10-07
   historical
7. 2025-07-01
   price $264,900
8. 2025-06-22
   listed $269,900 Active
9. 2019-12-10
   soldstatus
10. 2017-03-10
    soldstatus
11. 2015-10-30
    soldstatus Sold
12. 2015-10-27
    status Pending
13. 2015-10-09
    price $179,000
14. 2015-09-14
    listed $182,500 Active

ⓘ 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: $5,192 · $433/mo
• Projected year-2 tax: $5,192 · $433/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 (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 28 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $29,198
• − Mortgage interest: −$12,716
• − Property taxes: −$5,192
• − Insurance: −$1,932
• − Repairs & maintenance: −$2,336
• − Management: −$2,336
• − HOA: −$696
• − Depreciation: −$6,604
• Taxable loss: −$2,614
• Est. tax savings @ 24.0%: +$627
• After-tax cash flow: $1,588/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: Santa Fe ISD
• NCES district ID: 4839270
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 39% ▼ -2.00%
• Median HH income: $66,769
• Composite: 34.86/100
• National rank: #5091
• State rank: #385 of 826 in TX

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 · 357,330 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: 700.0

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: 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%

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

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

+24.4% since first listed

14 events — show timeline

• 2026-05-17 Relisted — HARMLS
• 2026-05-10 Pending — HARMLS
• 2026-04-29 Price Changed $227,000 HARMLS
• 2026-02-18 Price Changed $232,000 HARMLS
• 2026-01-08 Listed $253,000 HARMLS
• 2025-10-07 Listing Removed — HARMLS
• 2025-07-01 Price Changed $264,900 HARMLS
• 2025-06-22 Listed $269,900 HARMLS
• 2019-12-10 Sold (Public Records) — Public Records
• 2017-03-10 Sold (Public Records) — Public Records
• 2015-10-30 Sold (MLS) — HARMLS
• 2015-10-27 Pending — HARMLS
• 2015-10-09 Price Changed $179,000 HARMLS
• 2015-09-14 Listed $182,500 HARMLS

Property tax history

+23.5%/yr

Latest (2025): $5,192 · -5.3% YoY. Source: county tax records.