4222 Sevan St · Bacliff, TX 77518

$150,000

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 22 Days on market

Built 1978 4,168 sqft lot Est $140k · 7% over

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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).

• Cash flow +15.5/30.0
• DSCR +4.8/10.0
• ARV discount +4.3/15.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic find one block from Galveston Bay. Fully remodeled 2 bedroom 1 bath home on corner lot. Located just a few minutes from the Kemah Boardwalk. All new HVAC, PEXX plumbing, bathroom, all flooring, roof, stainless appliances, and more! Fantástico hallazgo a una cuadra de la bahía de Galveston. Casa de 2 dormitorios y 1 baño completamente remodelada en lote de esquina. Ubicada a solo unos minutos del paseo marítimo de Kemah. Calefacción, ventilación y aire acondicionado completamente nuevos, plomería PEXX, baño, pisos, techo, electrodomésticos de acero inoxidable y más. Esta casa se venderá rápido. Programe una visita hoy. Precio de venta TAL COMO ESTÁ.

Key facts

• Fully updated
• Single story home
• Fenced backyard

Tags

• SINGLE STORY HOME
• CORNER LOT
• FENCED BACKYARD
• FULLY UPDATED

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Leases considered

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (entry level: first floor)
• Construction: Built in 1978; Cement siding; Composition roof; Pillar/Post/Pier and slab foundation
• Exterior features: Fenced yard; Corner lot; Located in a subdivision

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Two bedrooms total; primary bedroom on the first floor; both bedrooms approx. 13 x 13
• Flooring: Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $62 ($741/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 $129k (13.8% below list).
• Recommended offer: $129k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.1% in Bacliff — 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 57/100 on livability (#1,252 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, amenities F.
• Dickinson ISD (suburban): math 39% / reading 40% proficiency, ranked #366 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kenneth E Little El (math 32% / reading 25%, grade F, #2,706 of 4,322 statewide, top 63%, 648 students, 88% FRL); Dunbar Middle (math 25% / reading 20%, grade F, #1,341 of 1,662 statewide, top 82%, 654 students, 78% FRL); Dickinson H S (math 30% / reading 46%, grade F, #880 of 1,632 statewide, top 54%, 3,619 students, 64% FRL) — zoned schools average 77% FRL vs 60% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 62 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($51k/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 $4k 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 22 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 5 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: major 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 $129,305 (13.8% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.86% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $140,096
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4222 Sevan St	0.00mi	2/1.0	704 (0%)	15mo	$139,900	$199	87
4311 14th St	0.10mi	1/1.0 (-1)	714 (+1%)	21mo	$82,500	$116	70

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.51×
• Total profit: $-20,400
• Equity at exit: $22,365

10-year hold

• IRR: -4.6%
• Equity multiple: 0.69×
• Total profit: $-12,812
• Equity at exit: $12,969

Cash invested: $42,000 (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 77518

• Home prices YoY: -7.6%
• Active inventory: 62
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$111 /mo · $1,328/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $62

Break-even live

Break-even rent $1,215

Max offer price $150,000

Occupancy floor 90%

Sensitivity live

Price	-10% $147	-5% $104	+0% $62	+5% $19	+10% $-23
Rent	-10% $-40	-5% $11	+0% $62	+5% $113	+10% $164
Rate	-1.0pp $137	-0.5pp $100	base $62	+0.5pp $23	+1.0pp $-17

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 2nd St Bacliff, TX	1.0	1.0	511	$975	$1.91	45d	1	0.84mi

Listing history 26 events

1. 2026-06-16
   days on market $150,000 Active 22 DOM
2. 2026-06-15
   days on market $150,000 Active 21 DOM
3. 2026-06-13
   remarks 258-char remark
4. 2026-06-13
   days on market $150,000 Active 19 DOM
5. 2026-06-09
   days on market $150,000 Active 15 DOM
6. 2026-06-08
   days on market $150,000 Active 14 DOM
7. 2026-06-07
   days on market $150,000 Active 13 DOM
8. 2026-06-04
   days on market $150,000 Active 10 DOM
9. 2026-06-03
   days on market $150,000 Active 9 DOM
10. 2026-06-02
    days on market $150,000 Active 8 DOM
11. 2026-06-01
    days on market $150,000 Active 7 DOM
12. 2026-05-31
    days on market $150,000 Active 6 DOM
13. 2026-05-25
    listed $150,000 Active
14. 2026-05-06
    listed $1,575
15. 2025-04-24
    historical $1,500
16. 2025-03-23
    listed $1,500
17. 2025-03-14
    soldstatus
18. 2025-03-09
    soldstatus Sold 757-char remark

    Show marketing remark (757 chars)

    Fantastic find one block from Galveston Bay. Fully remodeled 2 bedroom 1 bath home on corner lot. Located just a few minutes from the Kemah Boardwalk. All new HVAC, PEXX plumbing, bathroom, all flooring, roof, stainless appliances, and more! Fantástico hallazgo a una cuadra de la bahía de Galveston. Casa de 2 dormitorios y 1 baño completamente remodelada en lote de esquina. Ubicada a solo unos minutos del paseo marítimo de Kemah. Calefacción, ventilación y aire acondicionado completamente nuevos, plomería PEXX, baño, pisos, techo, electrodomésticos de acero inoxidable y más. Esta casa se venderá rápido. Programe una visita hoy. Precio de venta TAL COMO ESTÁ.

19. 2025-02-19
    status Pending 757-char remark

    Show marketing remark (757 chars)

    Fantastic find one block from Galveston Bay. Fully remodeled 2 bedroom 1 bath home on corner lot. Located just a few minutes from the Kemah Boardwalk. All new HVAC, PEXX plumbing, bathroom, all flooring, roof, stainless appliances, and more! Fantástico hallazgo a una cuadra de la bahía de Galveston. Casa de 2 dormitorios y 1 baño completamente remodelada en lote de esquina. Ubicada a solo unos minutos del paseo marítimo de Kemah. Calefacción, ventilación y aire acondicionado completamente nuevos, plomería PEXX, baño, pisos, techo, electrodomésticos de acero inoxidable y más. Esta casa se venderá rápido. Programe una visita hoy. Precio de venta TAL COMO ESTÁ.

20. 2025-02-02
    listed $139,900 Active 757-char remark

    Show marketing remark (757 chars)

    Fantastic find one block from Galveston Bay. Fully remodeled 2 bedroom 1 bath home on corner lot. Located just a few minutes from the Kemah Boardwalk. All new HVAC, PEXX plumbing, bathroom, all flooring, roof, stainless appliances, and more! Fantástico hallazgo a una cuadra de la bahía de Galveston. Casa de 2 dormitorios y 1 baño completamente remodelada en lote de esquina. Ubicada a solo unos minutos del paseo marítimo de Kemah. Calefacción, ventilación y aire acondicionado completamente nuevos, plomería PEXX, baño, pisos, techo, electrodomésticos de acero inoxidable y más. Esta casa se venderá rápido. Programe una visita hoy. Precio de venta TAL COMO ESTÁ.

21. 2023-07-12
    historical
22. 2023-01-11
    soldstatus
23. 2023-01-06
    soldstatus Sold
24. 2022-12-12
    status Pending
25. 2022-12-07
    listed $59,000 Active
26. 1999-09-03
    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: $1,328 · $111/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$1,417/yr (+$118/mo · 106.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 57% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,517
• − Mortgage interest: −$8,402
• − Property taxes: −$1,328
• − Insurance: −$750
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$4,364
• Taxable loss: −$1,810
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $1,175/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: Dickinson ISD
• NCES district ID: 4817070
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $61,318
• Composite: 35.16/100
• National rank: #5005
• State rank: #366 of 826 in TX

Livability — Bacliff

• Score: 57/100
• State rank: #1252
• US rank: #21864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bacliff, TX
• County: Galveston County · 357,330 people
• City population: 9,541
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 9,541
• Household income: $51,458
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 672.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 46% White 43% Two or more races 21% Black 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 66% English-only · Spanish 32% Vietnamese 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: ▼ -24.15%
• Current HPI: 293.2677
• Rent YoY: —
• 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

+154.2% since first listed

14 events — show timeline

• 2026-05-25 Listed $150,000 HARMLS
• 2026-05-06 Listed for Rent $1,575 HARMLS
• 2025-04-24 Rental Removed $1,500 HARMLS
• 2025-03-23 Listed for Rent $1,500 HARMLS
• 2025-03-14 Sold (Public Records) — Public Records
• 2025-03-09 Sold (MLS) — HARMLS
• 2025-02-19 Pending — HARMLS
• 2025-02-02 Listed $139,900 HARMLS
• 2023-07-12 Rental Removed — HARMLS
• 2023-01-11 Sold (Public Records) — Public Records
• 2023-01-06 Sold (MLS) — HARMLS
• 2022-12-12 Pending — HARMLS
• 2022-12-07 Listed $59,000 HARMLS
• 1999-09-03 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,328 · +22.9% YoY. Source: county tax records.