2222 20th Ave N · Texas City, TX 77590

$159,900

4 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 8 Days on market

Built 1954 6,259 sqft lot Est $203k · 21% under

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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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.4/10.0
• Rent growth +3.7/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom 1 bathroom home with a 1 car garage.

Key facts

• Quartz countertops
• Newer roof
• Updated kitchen

Tags

• CORNER LOT
• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• NEWER ROOF
• FULLY FENCED YARD

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage with additional parking (1-car garage)
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; One-story; Slab foundation; Facing composition roof
• Construction: Brick and wood siding construction; Built in 1954
• Exterior features: Fully fenced yard; Back yard fencing; Corner lot; Cleared lot; Backs to greenbelt/park; Asphalt road frontage

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Garbage disposal; Refrigerator
• Bedrooms: Four bedrooms on the first floor (sizes: 10x10, 12x10, 14x10, 20x11)
• Flooring: Plank; Tile; Vinyl
• Bathrooms: One full bathroom (first floor, 10x6)
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Quartz countertops; Self-closing cabinet doors; Tub/shower; Ceiling fans; Kitchen/dining combo
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.6% 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+, amenities F, commute 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.
• Zoned schools: Blocker Middle (math 33% / reading 36%, grade F, #858 of 1,662 statewide, top 54%, 865 students, 80% FRL); Texas City H S (math 32% / reading 36%, grade F, #1,002 of 1,632 statewide, top 62%, 1,718 students, 72% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 292 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• This rent runs 33% of the median local income ($66k/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 $1k of loan paydown is wiped out by about $5k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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.
• Current owner paid $30k; list at $160k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1954 — 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 $159,900

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.14% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $202,884
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2410 21st Ave N	0.15mi	4/2.0	1,288 (+1%)	2mo	$160,000	$124	86
2206 18th Ave N	0.11mi	3/1.0 (-1)	1,162 (-9%)	0mo	$115,000	$99	74
2013 17th Ave N	0.28mi	3/2.0 (-1)	1,355 (+6%)	1mo	$229,900	$170	67
2604 27th Ave N	0.51mi	3/2.0 (-1)	1,261 (-1%)	2mo	$210,000	$167	64
2113 22nd Ave N	0.13mi	3/2.0 (-1)	1,418 (+11%)	9mo	$224,990	$159	59
1513 21st St N	0.31mi	3/1.5 (-1)	1,152 (-10%)	6mo	$175,000	$152	57
1702 16th Ave N	0.49mi	3/2.0 (-1)	1,355 (+6%)	2mo	$242,000	$179	56
2009 15th Ave N	0.39mi	3/1.0 (-1)	1,412 (+11%)	3mo	$189,900	$134	56
2401 33rd Ave N	0.69mi	4/2.0	1,311 (+3%)	8mo	$209,000	$159	53
2419 29th Ave N	0.50mi	3/2.0 (-1)	1,395 (+9%)	3mo	$239,900	$172	49
2814 12th Ave N	0.73mi	3/1.5 (-1)	1,346 (+6%)	1mo	$172,000	$128	49
2602 31st Ave N	0.69mi	3/2.0 (-1)	1,422 (+11%)	8mo	$209,000	$147	33

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 · 4.91% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-6,714
• Equity at exit: $23,842

10-year hold

• IRR: 8.0%
• Equity multiple: 1.66×
• Total profit: $29,688
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,816 high
• Mortgage (P&I): −$839
• Tax from tax record: −$219 /mo · $2,623/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $244

Break-even live

Break-even rent $1,507

Max offer price $159,900

Occupancy floor 82%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2418 14th Ave N Texas City, TX	3.0	2.0	1488	$1,775	$1.19	3d	1	0.39mi
2608 21st St N Texas City, TX	3.0	2.0	974	$1,400	$1.44	44d	1	0.46mi
2602 21st St N Texas City, TX	1.0–3.0	1.0–2.0	768	$1,450	$1.89	1d	44	0.53mi
1919 13th Ave N Texas City, TX	1.0–3.0	1.0–2.0	950	$1,499	$1.58	2d	6	0.59mi
2622 34th Ave N Texas City, TX	3.0	1.0	1476	$1,725	$1.17	44d	1	0.81mi
2714 5th Ave N Texas City, TX	3.0	2.0	1382	$1,800	$1.30	44d	1	1.07mi
2526 3rd 1/2 Ave N Texas City, TX	3.0	2.0	1240	$1,550	$1.25	24d	1	1.10mi
3106 Danforth Dr Texas City, TX	3.0	1.0	1100	$1,800	$1.64	24d	1	1.22mi
3510 Oleander Ave Unit 1545914P Texas City, TX	3.0	2.0	1808	$3,902	$2.16	17d	1	1.33mi
701 22nd Ave N Texas City, TX	3.0	2.0	1011	$1,386	$1.37	44d	1	1.41mi
625 26th Ave N Texas City, TX	4.0	2.0	1782	$1,945	$1.09	44d	1	1.48mi

Listing history 6 events

1. 2026-06-18
   days on market $159,900 Active 8 DOM
2. 2026-06-17
   days on market $159,900 Active 7 DOM
3. 2026-06-16
   days on market $159,900 Active 6 DOM
4. 2026-06-15
   days on market $159,900 Active 5 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $159,900 Active 3 DOM

ⓘ 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: $2,623 · $219/mo
• Projected year-2 tax: $2,926 · $244/mo
• Expected delta: +$304/yr (+$25/mo · 11.6%)

ⓘ 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 · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $21,790
• − Mortgage interest: −$8,957
• − Property taxes: −$2,623
• − Insurance: −$1,597
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$4,652
• Taxable income: $475
• Est. tax owed @ 24.0%: −$114
• After-tax cash flow: $2,818/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

+433.0% since first listed

10 events — show timeline

• 2026-06-10 Listed $159,900 HARMLS
• 2022-11-15 Sold (Public Records) — Public Records
• 2016-11-21 Sold (Public Records) — Public Records
• 2016-08-18 Sold (MLS) — HARMLS
• 2016-07-22 Pending — HARMLS
• 2016-03-24 Listed $69,999 HARMLS
• 2009-06-27 Listing Removed — HARMLS
• 2009-02-17 Listed $59,000 HARMLS
• 2005-02-16 Sold (Public Records) $30,000 Public Records
• 2005-02-16 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,623 · +21.8% YoY. Source: county tax records.