1301 N Vauthier Ln · La Marque, TX 77568

$79,900

3 bd · 2.0 ba · 2,014 sqft · SingleFamily public records · 8 Days on market

Built 1974 0.40 ac lot

---

Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity with this 3-bedroom, 2-bath home located in La Marque, TX. Featuring original wood flooring, tile finishes, brick exterior, and an attached garage, the property provides a solid foundation for renovation or customization. The oversized lot offers ample room for outdoor living or future improvements. Conveniently located with easy access to I-45, shopping, dining, and local amenities, this property is ideal for investors, flippers, or buyers looking to create their dream home. Don't miss your chance to unlock the potential of this hidden gem!

Key facts

• Brick exterior
• Tile finishes
• Easy access to i-45

Tags

• ORIGINAL WOOD FLOORING
• TILE FINISHES
• BRICK EXTERIOR
• OVERSIZED LOT
• EASY ACCESS TO I-45

Property features AI

Finance

• Other: Living area approximately 2,014 (reported)
• Financial info: Lease not considered
• HOA & community: Information not provided

Exterior

• Parking: Attached 2-car garage
• Security: Information not provided
• Utilities: Public water; Public sewer
• Home design: Residential property; Information not provided for stories, entry level, or facing direction
• Construction: Built in 1974; Brick construction; Composition roof; Slab foundation
• Exterior features: Corner lot; Other lot features

Interior

• Kitchen: Information not provided
• Bedrooms: Information not provided
• Flooring: Information not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 5 total rooms
• Laundry & utility: Information not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 26.0% vs local median 5.6% in La Marque — 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 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: 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); 654 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 38% 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 $552 of loan paydown is wiped out by about $2k 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 + 4.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.95% ✓
• Cap rate: 25.97%
• Cash-on-cash: 70.29%
• DSCR: 4.13
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $277,932
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73 Borondo Reach	0.40mi	3/2.0	1,976 (-2%)	9mo	$347,000	$176	70
2805 N Houston Dr	0.47mi	3/2.5	1,832 (-9%)	4mo	$130,000	$71	58
3046 Cedar Dr	0.37mi	3/2.0	1,803 (-10%)	10mo	$270,000	$150	57
1401 Austin St	0.69mi	4/3.0 (+1)	2,054 (+2%)	4mo	$249,900	$122	52
2508 N Houston Dr	0.71mi	4/2.0 (+1)	1,867 (-7%)	2mo	$115,000	$62	48
3116 Mckinney Dr	0.71mi	4/2.0 (+1)	2,116 (+5%)	7mo	$165,000	$78	48
1222 Sacred Light Ln	0.74mi	4/2.0 (+1)	1,872 (-7%)	5mo	$304,990	$163	44
805 Duroux Rd	0.65mi	4/2.0 (+1)	1,822 (-10%)	10mo	$249,500	$137	41
2424 Oaklawn Dr	0.74mi	4/2.0 (+1)	1,744 (-13%)	3mo	$235,000	$135	36
1218 Sacred Light Ln	0.74mi	4/2.0 (+1)	1,732 (-14%)	4mo	$302,990	$175	34
157 Lower Borondo	0.62mi	4/3.5 (+1)	2,282 (+13%)	6mo	$355,000	$156	33
152 Lower Borondo	0.59mi	4/3.5 (+1)	2,312 (+15%)	10mo	$320,000	$138	28

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: 70.9%
• Equity multiple: 4.26×
• Total profit: $72,825
• Equity at exit: $11,913

10-year hold

• IRR: 75.2%
• Equity multiple: 9.07×
• Total profit: $180,546
• Equity at exit: $6,908

Cash invested: $22,372 (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: 2.8×

Monthly cashflow live

• Estimated rent: $2,358 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $1,310

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 39%

Sensitivity live

Price	-10% $1,366	-5% $1,338	+0% $1,310	+5% $1,283	+10% $1,255
Rent	-10% $1,124	-5% $1,217	+0% $1,310	+5% $1,404	+10% $1,497
Rate	-1.0pp $1,351	-0.5pp $1,331	base $1,310	+0.5pp $1,290	+1.0pp $1,269

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 Austin St La Marque, TX	4.0	3.0	1542	$2,400	$1.56	44d	1	0.68mi
14403 Daniel Shores Dr La Marque, TX	4.0	3.0–3.5	1872	$2,600	$1.39	1d	12	0.77mi
1230 Kirsten St La Marque, TX	3.0	2.0	1704	$1,660	$0.97	3d	1	1.05mi

Listing history 7 events

1. 2026-06-18
   days on market $79,900 Active 8 DOM
2. 2026-06-17
   days on market $79,900 Active 7 DOM
3. 2026-06-16
   days on market $79,900 Active 6 DOM
4. 2026-06-15
   days on market $79,900 Active 5 DOM
5. 2026-06-13
   days on market $79,900 Active 3 DOM
6. 2026-06-13
   remarks 566-char remark
7. 2026-06-13
   listed $79,900 Active 2 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 6/10 Major FEMA zone X (shaded) · 50% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥110°F today · 21 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: $28,293
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − Depreciation: −$2,324
• Taxable income: $15,368
• Est. tax owed @ 24.0%: −$3,688
• After-tax cash flow: $12,037/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: 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

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

4 events — show timeline

• 2026-06-10 Listed $79,900 HARMLS
• 2025-05-27 Sold (Public Records) — Public Records
• 2013-03-26 Sold (Public Records) — Public Records
• 1995-06-26 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,326 · +10.9% YoY. Source: county tax records.