7600 Emmett F Lowry Expy #610 · Texas City, TX 77591

$88,000

1 bd · 1.0 ba · 841 sqft · Condo public records · 277 Days on market

Built 1980 $105/sqft · 13% below area Est $102k · 13% under

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Why this score? — see what drove the D+ 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 +13.6/15.0
• Cash flow +10.0/30.0
• 1% rule +8.2/10.0
• Rent growth +3.7/5.0
• Livability +3.1/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this fully furnished 1 bedroom, 1 bathroom centrally located condo near refineries, College of the Mainland, and dining options. Schedule a showing today. Full renovated

Key facts

• Fully renovated
• Centrally located
• Fully furnished

Tags

• FULLY FURNISHED
• CENTRALLY LOCATED
• FULLY RENOVATED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $88k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 4.3% in Texas City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+4.7%/yr); 240 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k 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 277 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y ago; this cycle's ask has dropped $22k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $66/mo; HOA is 24% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,440 (12.0% 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 277 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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?
12. 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.
13. 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.
14. 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: 1.32% ✓
• Cap rate: 5.56%
• Cash-on-cash: -2.61%
• DSCR: 0.88
• GRM: 6.3

CMA / ARV

• ARV (median comp): $101,724
• List price: $88,000
• Delta: -13.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.67% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.20×
• Total profit: $-19,628
• Equity at exit: $13,121

10-year hold

• IRR: -10.1%
• Equity multiple: 0.30×
• Total profit: $-17,335
• Equity at exit: $7,609

Cash invested: $24,640 (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 77591

• Home prices YoY: -5.6%
• Rents YoY: 4.7%
• Active inventory: 240
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,165 high
• Mortgage (P&I): −$461
• Tax from tax record: −$196 /mo · $2,357/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 4 same-building comps: −$279
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-120

Break-even live

Break-even rent $1,317

Max offer price $66,806

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-95	+0% $-120	+5% $-145	+10% $-170
Rent	-10% $-212	-5% $-166	+0% $-120	+5% $-74	+10% $-28
Rate	-1.0pp $-76	-0.5pp $-98	base $-120	+0.5pp $-143	+1.0pp $-166

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7561 Medical Center Dr Texas City, TX	2.0	2.0	892	$1,113	$1.25	45d	1	0.34mi
8807 Emmett F Lowry Expy Texas City, TX	2.0	2.0	987	$1,105	$1.12	45d	1	0.70mi
8807 Monticello Dr Texas City, TX	1.0	1.0	577	$870	$1.51	45d	1	0.84mi
6607 Memorial Dr Texas City, TX	2.0	1.0	936	$1,200	$1.28	45d	1	0.90mi
6607 Memorial Dr Texas City, TX	1.0	1.0	636	$1,075	$1.69	14d	1	0.90mi
9001 Glacier Ave Texas City, TX	2.0	2.0	1062	$1,180	$1.11	0d	4	1.23mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $88,000 Active 277 DOM
2. 2026-06-18
   days on market $88,000 Active 274 DOM
3. 2026-06-17
   days on market $88,000 Active 273 DOM
4. 2026-06-16
   days on market $88,000 Active 272 DOM
5. 2026-06-15
   days on market $88,000 Active 271 DOM
6. 2026-06-13
   pricedays on market $88,000 Active 269 DOM
7. 2026-06-09
   days on market $93,000 Active 265 DOM
8. 2026-06-08
   days on market $93,000 Active 264 DOM
9. 2026-06-07
   days on market $93,000 Active 263 DOM
10. 2026-06-04
    pricedays on market $93,000 Active 260 DOM
11. 2026-06-03
    days on market $96,000 Active 259 DOM
12. 2026-06-02
    days on market $96,000 Active 258 DOM
13. 2026-06-01
    days on market $96,000 Active 257 DOM
14. 2026-05-31
    days on market $96,000 Active 256 DOM
15. 2026-02-18
    price $96,000 179-char remark

    Show marketing remark (179 chars)

    Step into this fully furnished 1 bedroom, 1 bathroom centrally located condo near refineries, College of the Mainland, and dining options. Schedule a showing today. Full renovated

16. 2025-11-20
    price $99,000 179-char remark

    Show marketing remark (179 chars)

    Step into this fully furnished 1 bedroom, 1 bathroom centrally located condo near refineries, College of the Mainland, and dining options. Schedule a showing today. Full renovated

17. 2025-10-17
    price $105,000 179-char remark

    Show marketing remark (179 chars)

    Step into this fully furnished 1 bedroom, 1 bathroom centrally located condo near refineries, College of the Mainland, and dining options. Schedule a showing today. Full renovated

18. 2025-09-17
    listed $110,000 Active 179-char remark

    Show marketing remark (179 chars)

    Step into this fully furnished 1 bedroom, 1 bathroom centrally located condo near refineries, College of the Mainland, and dining options. Schedule a showing today. Full renovated

19. 2024-12-24
    historical $1,400
20. 2024-12-11
    listed $1,400
21. 2023-12-30
    historical $1,300
22. 2023-11-28
    listed $1,300
23. 2023-02-03
    soldstatus Sold 368-char remark

    Show marketing remark (368 chars)

    One bedroom one bath condo for sale at the much sought after Gatsby Condominiums. A great place for downsizing or a great investment opportunity. It has a large bedroom with a large walk-in closet, wood burning fireplace, new carpet and new laminate flooring in the kitchen and bathroom. Directly across the street from College of the Mainland and easy access to I-45.

24. 2023-01-29
    status Pending 368-char remark

    Show marketing remark (368 chars)

    One bedroom one bath condo for sale at the much sought after Gatsby Condominiums. A great place for downsizing or a great investment opportunity. It has a large bedroom with a large walk-in closet, wood burning fireplace, new carpet and new laminate flooring in the kitchen and bathroom. Directly across the street from College of the Mainland and easy access to I-45.

25. 2023-01-23
    status Option Pending 368-char remark

    Show marketing remark (368 chars)

    One bedroom one bath condo for sale at the much sought after Gatsby Condominiums. A great place for downsizing or a great investment opportunity. It has a large bedroom with a large walk-in closet, wood burning fireplace, new carpet and new laminate flooring in the kitchen and bathroom. Directly across the street from College of the Mainland and easy access to I-45.

26. 2023-01-13
    listed $85,000 Active 368-char remark

    Show marketing remark (368 chars)

    One bedroom one bath condo for sale at the much sought after Gatsby Condominiums. A great place for downsizing or a great investment opportunity. It has a large bedroom with a large walk-in closet, wood burning fireplace, new carpet and new laminate flooring in the kitchen and bathroom. Directly across the street from College of the Mainland and easy access to I-45.

27. 2003-06-30
    soldstatus
28. 2002-07-10
    historical
29. 2001-07-10
    listed $29,950
30. 2001-06-21
    historical
31. 2000-06-22
    listed $29,950

ⓘ 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: $2,357 · $196/mo
• Projected year-2 tax: $2,357 · $196/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 7/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 27 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: $13,976
• − Mortgage interest: −$4,929
• − Property taxes: −$2,357
• − Insurance: −$1,238
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − HOA: −$3,348
• − Depreciation: −$2,560
• Taxable loss: −$2,692
• Est. tax savings @ 24.0%: +$646
• After-tax cash flow: $-793/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): 18,294
• Household income: $68,593
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 718.0

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 0.65)
• Race & ethnicity: Black 50% White 26% Hispanic / Latino 19% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Chinese 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: ▼ -14.63%
• Current HPI: 247.1905
• Rent YoY: ▲ 4.67%
• 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

+220.5% since first listed

17 events — show timeline

• 2026-02-18 Price Changed $96,000 HARMLS
• 2025-11-20 Price Changed $99,000 HARMLS
• 2025-10-17 Price Changed $105,000 HARMLS
• 2025-09-17 Listed $110,000 HARMLS
• 2024-12-24 Rental Removed $1,400 HARMLS
• 2024-12-11 Listed for Rent $1,400 HARMLS
• 2023-12-30 Rental Removed $1,300 HARMLS
• 2023-11-28 Listed for Rent $1,300 HARMLS
• 2023-02-03 Sold (MLS) — HARMLS
• 2023-01-29 Pending — HARMLS
• 2023-01-23 Pending — HARMLS
• 2023-01-13 Listed $85,000 HARMLS
• 2003-06-30 Sold (Public Records) — Public Records
• 2002-07-10 Listing Removed — HARMLS
• 2001-07-10 Listed $29,950 HARMLS
• 2001-06-21 Listing Removed — HARMLS
• 2000-06-22 Listed $29,950 HARMLS

Property tax history

+8.8%/yr

Latest (2025): $2,357 · -6.2% YoY. Source: county tax records.