17822 Garland Ave · Boling, TX 77420

$180,000

3 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 81 Days on market

Built 1970 0.48 ac lot $115/sqft · 24% below area Est $236k · 24% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• Appreciation +6.7/10.0
• 1% rule +4.9/10.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming and cozy home offering 3 bedrooms, 2 full bathrooms, and a versatile bonus space perfect for a home office, playroom, or guest area. Nestled on an expansive lot of nearly half an acre, this property provides the perfect blend of comfort, privacy, and natural surroundings. Enjoy peaceful living surrounded by nature, with plenty of outdoor space for entertaining, gardening, or simply relaxing. The home features a functional layout filled with natural light, creating a warm and inviting atmosphere throughout. Whether you’re looking for a quiet retreat or a place to grow, this property offers endless possibilities both inside and out. Conveniently located while still offering a sense of seclusion, this is a unique opportunity you won’t want to miss. Schedule your private showing today!

Key facts

• Expansive lot
• Outdoor space
• Functional layout

Tags

• EXPANSIVE LOT
• OUTDOOR SPACE
• NATURAL SURROUNDINGS
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (1.4% below list).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,236 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, amenities F, commute F.
• Boling ISD (rural): math 39% / reading 42% proficiency, ranked #411 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 active listings in the ZIP; 153 units permitted in Matagorda County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.4% local appreciation)).
• At projected returns (3.4% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

• ARV (median comp): $236,456
• List price: $180,000
• Delta: -23.88%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

3.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 1.89×
• Total profit: $44,981
• Equity at exit: $85,251

10-year hold

• IRR: 16.7%
• Equity multiple: 3.54×
• Total profit: $128,079
• Equity at exit: $134,840

Cash invested: $50,400 (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 77420

• Home prices YoY: 3.6%
• Active inventory: 28
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,774 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$80 /mo · $957/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $303

Break-even live

Break-even rent $1,391

Max offer price $180,000

Occupancy floor 78%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $180,000 Active 81 DOM
2. 2026-06-18
   days on market $180,000 Active 80 DOM
3. 2026-06-17
   days on market $180,000 Active 79 DOM
4. 2026-06-16
   days on market $180,000 Active 78 DOM
5. 2026-06-15
   days on market $180,000 Active 77 DOM
6. 2026-06-14
   days on market $180,000 Active 75 DOM
7. 2026-06-12
   days on market $180,000 Active 74 DOM
8. 2026-06-09
   days on market $180,000 Active 71 DOM
9. 2026-06-08
   days on market $180,000 Active 70 DOM
10. 2026-06-07
    days on market $180,000 Active 69 DOM
11. 2026-06-05
    days on market $180,000 Active 67 DOM
12. 2026-06-03
    days on market $180,000 Active 65 DOM
13. 2026-06-02
    days on market $180,000 Active 64 DOM
14. 2026-06-01
    days on market $180,000 Active 63 DOM
15. 2026-05-31
    days on market $180,000 Active 62 DOM
16. 2026-05-30
    days on market $180,000 Active 61 DOM
17. 2026-03-30
    listed $185,000 Active 838-char remark

    Show marketing remark (838 chars)

    Welcome to this charming and cozy home offering 3 bedrooms, 2 full bathrooms, and a versatile bonus space perfect for a home office, playroom, or guest area. Nestled on an expansive lot of nearly half an acre, this property provides the perfect blend of comfort, privacy, and natural surroundings. Enjoy peaceful living surrounded by nature, with plenty of outdoor space for entertaining, gardening, or simply relaxing. The home features a functional layout filled with natural light, creating a warm and inviting atmosphere throughout. Whether you’re looking for a quiet retreat or a place to grow, this property offers endless possibilities both inside and out. Conveniently located while still offering a sense of seclusion, this is a unique opportunity you won’t want to miss. Schedule your private showing today!

18. 2022-07-06
    soldstatus
19. 2022-07-05
    soldstatus Sold 655-char remark

    Show marketing remark (655 chars)

    Freshly painted inside and out, this lovely home offers peace and quiet situated in the small community of Pledger, TX. With 3 nice size bedrooms and a huge living area this home will accommodate your needs. The kitchen/dining area is also a very nice size room where the kitchen could be extended as well. Huge utility/storage room is off the enclosed back porch area making it very convenient as well. Check out the large barns/workshop/garages you have for parking, storage, man cave or whatever you need them for. This one is away from it all yet is a very fast drive to Bay City, Boling, Needville and more. Come check this one out before it is gone.

20. 2022-06-09
    status Pending 655-char remark

    Show marketing remark (655 chars)

    Freshly painted inside and out, this lovely home offers peace and quiet situated in the small community of Pledger, TX. With 3 nice size bedrooms and a huge living area this home will accommodate your needs. The kitchen/dining area is also a very nice size room where the kitchen could be extended as well. Huge utility/storage room is off the enclosed back porch area making it very convenient as well. Check out the large barns/workshop/garages you have for parking, storage, man cave or whatever you need them for. This one is away from it all yet is a very fast drive to Bay City, Boling, Needville and more. Come check this one out before it is gone.

21. 2022-06-02
    status Option Pending 655-char remark

    Show marketing remark (655 chars)

    Freshly painted inside and out, this lovely home offers peace and quiet situated in the small community of Pledger, TX. With 3 nice size bedrooms and a huge living area this home will accommodate your needs. The kitchen/dining area is also a very nice size room where the kitchen could be extended as well. Huge utility/storage room is off the enclosed back porch area making it very convenient as well. Check out the large barns/workshop/garages you have for parking, storage, man cave or whatever you need them for. This one is away from it all yet is a very fast drive to Bay City, Boling, Needville and more. Come check this one out before it is gone.

22. 2022-05-19
    price $129,900 655-char remark

    Show marketing remark (655 chars)

    Freshly painted inside and out, this lovely home offers peace and quiet situated in the small community of Pledger, TX. With 3 nice size bedrooms and a huge living area this home will accommodate your needs. The kitchen/dining area is also a very nice size room where the kitchen could be extended as well. Huge utility/storage room is off the enclosed back porch area making it very convenient as well. Check out the large barns/workshop/garages you have for parking, storage, man cave or whatever you need them for. This one is away from it all yet is a very fast drive to Bay City, Boling, Needville and more. Come check this one out before it is gone.

23. 2022-05-19
    price $129,000 655-char remark

    Show marketing remark (655 chars)

    Freshly painted inside and out, this lovely home offers peace and quiet situated in the small community of Pledger, TX. With 3 nice size bedrooms and a huge living area this home will accommodate your needs. The kitchen/dining area is also a very nice size room where the kitchen could be extended as well. Huge utility/storage room is off the enclosed back porch area making it very convenient as well. Check out the large barns/workshop/garages you have for parking, storage, man cave or whatever you need them for. This one is away from it all yet is a very fast drive to Bay City, Boling, Needville and more. Come check this one out before it is gone.

24. 2022-03-28
    listed $139,000 Active 655-char remark

    Show marketing remark (655 chars)

    Freshly painted inside and out, this lovely home offers peace and quiet situated in the small community of Pledger, TX. With 3 nice size bedrooms and a huge living area this home will accommodate your needs. The kitchen/dining area is also a very nice size room where the kitchen could be extended as well. Huge utility/storage room is off the enclosed back porch area making it very convenient as well. Check out the large barns/workshop/garages you have for parking, storage, man cave or whatever you need them for. This one is away from it all yet is a very fast drive to Bay City, Boling, Needville and more. Come check this one out before it is gone.

25. 2019-05-13
    soldstatus
26. 2011-10-05
    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: $957 · $80/mo
• Projected year-2 tax: $3,294 · $274/mo
• Expected delta: +$2,337/yr (+$195/mo · 244.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,293
• − Mortgage interest: −$10,083
• − Property taxes: −$957
• − Insurance: −$900
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$5,236
• Taxable income: $710
• Est. tax owed @ 24.0%: −$170
• After-tax cash flow: $3,467/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: Boling ISD
• NCES district ID: 4810780
• Math proficiency: 39% ▼ -4.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $42,007
• Composite: 34.14/100
• National rank: #5282
• State rank: #411 of 826 in TX

Livability — Boling

• Score: 57/100
• State rank: #1236
• US rank: #21639

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,461

Population outlook (Matagorda County) Hauer SSP2

• Today (2025): 37,148 people
• By 2030: 37,082 · -0.2%
• By 2040: 36,987 · -0.4%
• By 2050: 36,934 · -0.6%
• By 2075: 37,178 · +0.1%
• By 2100: 35,184 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 50% Hispanic / Latino 32% Black 18% Two or more races 10%
• Hispanic origin (detail): Mexican 27% Salvadoran 2%
• Common ancestry: Italian 3% Romanian 2%
• Foreign-born: 6% · Canada, Dominican Republic
• Languages at home: 83% English-only · Spanish 16% German/W. Germanic 1%

Political lean MEDSL · Matagorda

• 2024 margin: Solid R (+50.5) · D 24.3% · R 74.8%
• 2008→2024 swing: -23.1pp toward R · 2008: -27.4pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+44.5 2016: R+40.7 2012: R+33.5 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.42%
• Current HPI: 98.8276
• Rent YoY: —
• Metro: —
• 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

+33.1% since first listed

10 events — show timeline

• 2026-03-30 Listed $185,000 HARMLS
• 2022-07-06 Sold (Public Records) — Public Records
• 2022-07-05 Sold (MLS) — HARMLS
• 2022-06-09 Pending — HARMLS
• 2022-06-02 Pending — HARMLS
• 2022-05-19 Price Changed $129,900 HARMLS
• 2022-05-19 Price Changed $129,000 HARMLS
• 2022-03-28 Listed $139,000 HARMLS
• 2019-05-13 Sold (Public Records) — Public Records
• 2011-10-05 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $957 · +8.9% YoY. Source: county tax records.