315 8th Ave N · Texas City, TX 77590

$260,000

4 bd · 4.0 ba · 2,664 sqft · MultiFamily public records · 169 Days on market

Built 1950 7,125 sqft lot $98/sqft · 30% above area Est $200k · 30% over ↓ 26% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Rent growth +3.7/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This multifamily property offers four residential units, one currently occupied, giving incoming ownership immediate rental income and the flexibility to renovate and raise rents without dealing with tenant displacement. The asset sits in a rental market with consistent working-class demand and limited competition for refreshed units, setting up a straightforward value-add plan: modernize vacant interiors, adjust rents to market, and stabilize occupancy on your own timeline.

Key facts

• 7,125 sq ft lot
• Built 1950
• Listed 168 days

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $958 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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+, schools F, amenities 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.
• Market conditions: Rents rising fast (+4.9%/yr); 292 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• At $3,615/mo this rent would consume 66% of the median local household income ($66k/yr) (locally 1821% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $73k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.89%
• DSCR: 1.75
• GRM: 6.0

CMA / ARV

• ARV (median comp): $200,318
• List price: $260,000
• Delta: 29.79%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.91% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.36×
• Total profit: $26,078
• Equity at exit: $38,767

10-year hold

• IRR: 19.7%
• Equity multiple: 2.81×
• Total profit: $131,953
• Equity at exit: $22,480

Cash invested: $72,800 (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: 24.0×

Monthly cashflow live

• Estimated rent: $3,615 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$360 /mo · $4,316/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$759
• Net cashflow: $958

Break-even live

Break-even rent $2,402

Max offer price $260,000

Occupancy floor 68%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,616
Total (4 units)			$3,615

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1137 1st Ave N Texas City, TX	5.0	2.0	1786	$1,775	$0.99	24d	1	0.86mi
625 26th Ave N Texas City, TX	4.0	2.0	1782	$1,945	$1.09	43d	1	1.21mi
1139 Mainland Dr Texas City, TX	3.0	2.0	2500	$2,100	$0.84	1d	1	1.31mi

Listing history 31 events

1. 2026-06-17
   days on market $260,000 Active 169 DOM
2. 2026-06-16
   days on market $260,000 Active 168 DOM
3. 2026-06-15
   days on market $260,000 Active 167 DOM
4. 2026-06-13
   days on market $260,000 Active 165 DOM
5. 2026-06-09
   days on market $260,000 Active 161 DOM
6. 2026-06-08
   days on market $260,000 Active 160 DOM
7. 2026-06-07
   days on market $260,000 Active 159 DOM
8. 2026-06-04
   days on market $260,000 Active 156 DOM
9. 2026-06-03
   days on market $260,000 Active 155 DOM
10. 2026-06-02
    days on market $260,000 Active 154 DOM
11. 2026-06-01
    days on market $260,000 Active 153 DOM
12. 2026-05-31
    days on market $260,000 Active 152 DOM
13. 2025-12-30
    listed $260,000 Active 479-char remark

    Show marketing remark (479 chars)

    This multifamily property offers four residential units, one currently occupied, giving incoming ownership immediate rental income and the flexibility to renovate and raise rents without dealing with tenant displacement. The asset sits in a rental market with consistent working-class demand and limited competition for refreshed units, setting up a straightforward value-add plan: modernize vacant interiors, adjust rents to market, and stabilize occupancy on your own timeline.

14. 2025-12-17
    historical
15. 2025-10-17
    listed $320,000 Active
16. 2025-07-31
    historical
17. 2025-03-18
    listed $375,000 Active
18. 2025-03-10
    historical
19. 2025-03-07
    price $380,000
20. 2025-02-14
    price $388,000
21. 2024-09-05
    listed $398,000 Active
22. 2024-08-13
    historical
23. 2024-08-02
    price $400,000
24. 2024-07-27
    price $453,000
25. 2024-07-03
    price $463,000
26. 2024-06-18
    listed $468,000 Active
27. 2023-08-14
    historical
28. 2023-07-27
    listed $350,000 New
29. 2022-08-03
    soldstatus
30. 2022-08-03
    soldstatus
31. 2013-01-16
    soldstatus

ⓘ 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: $4,316 · $360/mo
• Projected year-2 tax: $4,758 · $396/mo
• Expected delta: +$442/yr (+$37/mo · 10.3%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 60% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 26 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: $43,380
• − Mortgage interest: −$14,564
• − Property taxes: −$4,316
• − Insurance: −$2,098
• − Repairs & maintenance: −$3,470
• − Management: −$3,470
• − Depreciation: −$7,564
• Taxable income: $7,899
• Est. tax owed @ 24.0%: −$1,896
• After-tax cash flow: $9,600/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

-25.7% since first listed

19 events — show timeline

• 2025-12-30 Listed $260,000 HARMLS
• 2025-12-17 Listing Removed — HARMLS
• 2025-10-17 Listed $320,000 HARMLS
• 2025-07-31 Listing Removed — HARMLS
• 2025-03-18 Listed $375,000 HARMLS
• 2025-03-10 Listing Removed — HARMLS
• 2025-03-07 Price Changed $380,000 HARMLS
• 2025-02-14 Price Changed $388,000 HARMLS
• 2024-09-05 Listed $398,000 HARMLS
• 2024-08-13 Listing Removed — HARMLS
• 2024-08-02 Price Changed $400,000 HARMLS
• 2024-07-27 Price Changed $453,000 HARMLS
• 2024-07-03 Price Changed $463,000 HARMLS
• 2024-06-18 Listed $468,000 HARMLS
• 2023-08-14 Listing Removed — LERA
• 2023-07-27 Listed $350,000 LERA
• 2022-08-03 Sold (Public Records) — Public Records
• 2022-08-03 Sold (Public Records) — Public Records
• 2013-01-16 Sold (Public Records) — Public Records

Property tax history

+15.3%/yr

Latest (2025): $4,316 · +6.5% YoY. Source: county tax records.