206 Robertson St · Texas City, TX 77591

$275,000

7 bd · 2.0 ba · 1,470 sqft · MultiFamily public records · 112 Days on market

Built 1978 0.33 ac lot $187/sqft · 52% above area Est $306k · 10% 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 +30.0/30.0
• ARV discount +12.1/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Projected ~$3,300 month in gross rents at stabilization—creating a strong cash-flow opportunity at a $275K price point. Rare opportunity to own a 4-unit property (duplex + 2 single-family homes) on one site, ideal for investors seeking income with upside as well as first time homeowner, use FHA loan and rent out the other units. Property offers solid structure with cosmetic updates needed, making it a true value-add play without major renovation risk. Opportunity to lease at market rents or utilize housing assistance programs for consistent income.

Key facts

• Cash flow
• 4-unit property
• Duplex

Tags

• DUPLEX
• TWO SINGLE FAMILY HOUSES
• 4-UNIT PROPERTY
• CASH FLOW
• LEASE AT MARKET RATES
• RENOVATE TO MAXIMIZE RETURNS

What this means for you Summary

Snapshot

• This is a 7-bed/2.0-bath multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $275k).
• Recommended offer: $250k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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+, 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; 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• At $4,692/mo this rent would consume 82% of the median local household income ($69k/yr) (locally 718% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 + 4.7% rent growth), your $77k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• 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 $250,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.71% ✓
• Cap rate: 13.43%
• Cash-on-cash: 25.48%
• DSCR: 2.13
• GRM: 4.9

CMA / ARV

• ARV (median comp): $306,173
• List price: $275,000
• Delta: -10.18%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.8%
• Equity multiple: 1.83×
• Total profit: $63,581
• Equity at exit: $41,003

10-year hold

• IRR: 29.3%
• Equity multiple: 3.84×
• Total profit: $218,928
• Equity at exit: $23,777

Cash invested: $77,000 (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: 19.5×

Monthly cashflow live

• Estimated rent: $4,692 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$515 /mo · $6,178/yr
• Insurance: −$115
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$985
• Net cashflow: $1,569

Break-even live

Break-even rent $2,706

Max offer price $275,000

Occupancy floor 62%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,692
Total (4 units)			$4,692

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $275,000 Active 112 DOM
2. 2026-06-17
   days on market $275,000 Active 111 DOM
3. 2026-06-16
   days on market $275,000 Active 110 DOM
4. 2026-06-15
   days on market $275,000 Active 109 DOM
5. 2026-06-13
   days on market $275,000 Active 107 DOM
6. 2026-06-09
   days on market $275,000 Active 103 DOM
7. 2026-06-08
   days on market $275,000 Active 102 DOM
8. 2026-06-07
   days on market $275,000 Active 101 DOM
9. 2026-06-04
   days on market $275,000 Active 98 DOM
10. 2026-06-03
    days on market $275,000 Active 97 DOM
11. 2026-06-02
    days on market $275,000 Active 96 DOM
12. 2026-06-01
    days on market $275,000 Active 95 DOM
13. 2026-05-31
    days on market $275,000 Active 94 DOM
14. 2026-05-06
    price $275,000 561-char remark

    Show marketing remark (561 chars)

    Projected ~$3,300 month in gross rents at stabilization—creating a strong cash-flow opportunity at a $275K price point. Rare opportunity to own a 4-unit property (duplex + 2 single-family homes) on one site, ideal for investors seeking income with upside as well as first time homeowner, use FHA loan and rent out the other units. Property offers solid structure with cosmetic updates needed, making it a true value-add play without major renovation risk. Opportunity to lease at market rents or utilize housing assistance programs for consistent income.

15. 2026-02-19
    listed $290,000 Active 561-char remark

    Show marketing remark (561 chars)

    Projected ~$3,300 month in gross rents at stabilization—creating a strong cash-flow opportunity at a $275K price point. Rare opportunity to own a 4-unit property (duplex + 2 single-family homes) on one site, ideal for investors seeking income with upside as well as first time homeowner, use FHA loan and rent out the other units. Property offers solid structure with cosmetic updates needed, making it a true value-add play without major renovation risk. Opportunity to lease at market rents or utilize housing assistance programs for consistent income.

16. 2025-01-25
    historical $895
17. 2024-11-27
    listed $895
18. 2024-01-22
    soldstatus
19. 2024-01-19
    soldstatus Sold 249-char remark

    Show marketing remark (249 chars)

    This is the investment opportunity you've been looking for! Investment Property. The property has been income-producing. 4 units - 3 2bed/1bath, 1 1bed/1bath. Currently occupied by tenants. Seller SELLING AS IS. The seller is considering all offers.

20. 2023-12-18
    status Pending 249-char remark

    Show marketing remark (249 chars)

    This is the investment opportunity you've been looking for! Investment Property. The property has been income-producing. 4 units - 3 2bed/1bath, 1 1bed/1bath. Currently occupied by tenants. Seller SELLING AS IS. The seller is considering all offers.

21. 2023-12-07
    status Option Pending 249-char remark

    Show marketing remark (249 chars)

    This is the investment opportunity you've been looking for! Investment Property. The property has been income-producing. 4 units - 3 2bed/1bath, 1 1bed/1bath. Currently occupied by tenants. Seller SELLING AS IS. The seller is considering all offers.

22. 2023-10-15
    listed $240,000 Active 249-char remark

    Show marketing remark (249 chars)

    This is the investment opportunity you've been looking for! Investment Property. The property has been income-producing. 4 units - 3 2bed/1bath, 1 1bed/1bath. Currently occupied by tenants. Seller SELLING AS IS. The seller is considering all offers.

ⓘ 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: $6,178 · $515/mo
• Projected year-2 tax: $6,178 · $515/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) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $56,304
• − Mortgage interest: −$15,404
• − Property taxes: −$6,178
• − Insurance: −$2,172
• − Repairs & maintenance: −$4,504
• − Management: −$4,504
• − Depreciation: −$8,000
• Taxable income: $15,541
• Est. tax owed @ 24.0%: −$3,730
• After-tax cash flow: $15,095/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

+14.6% since first listed

9 events — show timeline

• 2026-05-06 Price Changed $275,000 NTREIS
• 2026-02-19 Listed $290,000 NTREIS
• 2025-01-25 Rental Removed $895 HARMLS
• 2024-11-27 Listed for Rent $895 HARMLS
• 2024-01-22 Sold (Public Records) — Public Records
• 2024-01-19 Sold (MLS) — HARMLS
• 2023-12-18 Pending — HARMLS
• 2023-12-07 Pending — HARMLS
• 2023-10-15 Listed $240,000 HARMLS

Property tax history

+14.3%/yr

Latest (2025): $6,178 · -4.3% YoY. Source: county tax records.