2317 35th Ave N · Texas City, TX 77590

$69,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 9 Days on market

Built 1975 5,000 sqft lot $97/sqft · 33% below area Est $104k · 33% under ↓ 29% since listing

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor-friendly opportunity with strong upside. Best configured as a 3/1 with an easy conversion, this property features hardwood floors, a roof approximately 10 years old, and additional loft-style space not included in the square footage adding to its value potential. Ideal for a straightforward value-add project, this property offers multiple exit strategies including a flip as a 3/1 or a rental play as a three-bedroom, making it a versatile addition to any portfolio.

Key facts

• Hardwood floors
• 5,000 sq ft lot
• Parking

Tags

• HARDWOOD FLOORS
• ADDITIONAL LOFT-STYLE SPACE

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Parking: Attached carport; Carport with 1 space
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1975; Pillar/Post/Pier foundation
• Construction: Composition roof; Pillar/Post/Pier foundation; Built in 1975
• Exterior features: Composition roof; Lot includes Other features

Interior

• Kitchen: Kitchen (first level)
• Bedrooms: Primary bedroom (first level); Bedroom (first level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (gas)
• Interior features: Living room; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 12.3% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $483 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 + 4.9% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.74% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.42%
• DSCR: 1.95
• GRM: 4.8

CMA / ARV

• ARV (median comp): $103,902
• List price: $69,900
• Delta: -32.73%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2317 35th Ave N	0.00mi	2/1.0	720 (0%)	1mo	$69,900	$97	99
2314 34th Ave N	0.02mi	2/1.0	720 (0%)	5mo	$101,640	$141	94
2412 28th Ave N	0.35mi	2/1.0	672 (-7%)	2mo	$95,000	$141	71
2411 37th Ave N	0.15mi	1/1.0 (-1)	690 (-4%)	12mo	$71,000	$103	71

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: 11.5%
• Equity multiple: 1.47×
• Total profit: $9,203
• Equity at exit: $10,422

10-year hold

• IRR: 22.4%
• Equity multiple: 3.14×
• Total profit: $41,914
• Equity at exit: $6,044

Cash invested: $19,572 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,214 high
• Mortgage (P&I): −$367
• Tax from tax record: −$214 /mo · $2,571/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $283

Break-even live

Break-even rent $856

Max offer price $69,900

Occupancy floor 72%

Sensitivity live

Price	-10% $322	-5% $303	+0% $283	+5% $263	+10% $243
Rent	-10% $187	-5% $235	+0% $283	+5% $331	+10% $379
Rate	-1.0pp $318	-0.5pp $301	base $283	+0.5pp $265	+1.0pp $246

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2602 21st St N Texas City, TX	1.0–3.0	1.0–2.0	768	$1,175	$1.53	2d	44	0.35mi
1919 13th Ave N Texas City, TX	1.0–3.0	1.0–2.0	950	$1,239	$1.30	2d	6	1.31mi
2701 13th Ave N Unit F-F7 Texas City, TX	1.0	1.0	656	$1,060	$1.62	21d	1	1.33mi
2701 13th Ave N Unit D-D16 Texas City, TX	1.0	1.0	656	$999	$1.52	18d	1	1.33mi
2701 13th Ave N Unit K-K8 Texas City, TX	1.0	1.0	656	$985	$1.50	21d	1	1.33mi

Listing history 8 events

1. 2026-05-08
   status Pending 477-char remark
2. 2026-05-07
   price $69,900 477-char remark
3. 2026-05-01
   price $79,900 477-char remark
4. 2026-04-29
   listed $89,900 Active 477-char remark
5. 2026-01-19
   historical
6. 2025-09-09
   status Active
7. 2025-08-14
   status Pending
8. 2025-07-26
   listed $98,000 Active

ⓘ 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: $2,571 · $214/mo
• Projected year-2 tax: $2,571 · $214/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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $14,571
• − Mortgage interest: −$3,915
• − Property taxes: −$2,571
• − Insurance: −$1,147
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$2,033
• Taxable income: $2,573
• Est. tax owed @ 24.0%: −$617
• After-tax cash flow: $2,777/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

-28.7% since first listed

10 events — show timeline

• 2026-06-01 Sold (MLS) — HARMLS
• 2026-05-22 Sold (Public Records) — Public Records
• 2026-05-08 Pending — HARMLS
• 2026-05-07 Price Changed $69,900 HARMLS
• 2026-05-01 Price Changed $79,900 HARMLS
• 2026-04-29 Listed $89,900 HARMLS
• 2026-01-19 Listing Removed — HARMLS
• 2025-09-09 Relisted — HARMLS
• 2025-08-14 Pending — HARMLS
• 2025-07-26 Listed $98,000 HARMLS

Property tax history

+13.7%/yr

Latest (2025): $2,571 · +11.6% YoY. Source: county tax records.