1706 Katy Ave · Bay City, TX 77414

$135,000

3 bd · 1.0 ba · 1,556 sqft · SingleFamily public records · 49 Days on market

Built 1956 0.29 ac lot $87/sqft · 22% below area Est $174k · 22% under ↓ 19% since listing

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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 +19.5/30.0
• ARV discount +15.0/15.0
• 1% rule +6.3/10.0
• DSCR +6.2/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home with so much potential. This 3 Bedroom 1.5 bath home has hardwood floors that are the original flooring, and it sits on a beautiful lot. There is a large barn in the back yard that has 2 roll top doors,

Key facts

• Roll-up doors
• Spacious barn
• Fenced backyard

Tags

• FENCED BACKYARD
• SPACIOUS BARN
• CONCRETE FLOORS
• ROLL-UP DOORS
• ROOF REPLACED
• HVAC SYSTEM UPDATED

Property features AI

Finance

• Other: Living area reported as 1,556 (buyer to verify exact measurements)
• Financial info: Lease not considered

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1956; Slab foundation; Composition roof
• Construction: Vinyl siding construction
• Exterior features: Cleared lot; Lot approximately 0.29 acres

Interior

• Bedrooms: Three bedrooms on the first floor
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central gas heating; Central electric air conditioning
• Interior features: Three total bedrooms; Cleared lot (yard is open and level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.4% in Bay 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 71/100 on livability (#311 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, commute F, employment F.
• Bay City ISD (town): math 31% / reading 31% proficiency, ranked #604 of 826 in TX (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Roberts El (513 students, 82% FRL); Bay City H S (math 35% / reading 39%, grade F, #897 of 1,632 statewide, top 57%, 1,031 students, 78% FRL).
• Market conditions: Rents rising (+3.3%/yr); 620 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 153 units permitted in Matagorda County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($59k/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• Watch-outs: property tax is 2.6% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 F 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: 1.13% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 7.4

CMA / ARV

• ARV (median comp): $173,999
• List price: $135,000
• Delta: -22.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2904 5th St	0.50mi	3/2.0	1,446 (-7%)	1mo	$215,000	$149	60
2508 Old Glory Ln	0.70mi	3/2.0	1,508 (-3%)	0mo	$259,900	$172	58
2616 Patriot Run	0.62mi	4/2.0 (+1)	1,607 (+3%)	1mo	$241,990	$151	56
2621 Patriot Run	0.62mi	3/2.0	1,418 (-9%)	1mo	$235,990	$166	52
2617 Patriot Run	0.65mi	3/2.0	1,409 (-9%)	1mo	$227,990	$162	49
1105 Live Oak Ave	0.68mi	3/2.0	1,418 (-9%)	1mo	$227,990	$161	49
2608 Patriot Run	0.67mi	3/2.0	1,411 (-9%)	1mo	$230,990	$164	49
2612 Patriot Run	0.62mi	4/2.0 (+1)	1,676 (+8%)	1mo	$249,990	$149	48
1121 Live Oak Ave	0.68mi	3/2.0	1,409 (-9%)	1mo	$222,990	$158	48
2620 Patriot Run	0.63mi	4/2.0 (+1)	1,716 (+10%)	1mo	$258,991	$151	44
1017 Live Oak Ave	0.72mi	4/2.0 (+1)	1,716 (+10%)	2mo	$252,990	$147	39
2407 16th St	0.71mi	3/2.0	1,786 (+15%)	0mo	$264,900	$148	38

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 · 3.28% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-11,597
• Equity at exit: $20,129

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $4,626
• Equity at exit: $11,672

Cash invested: $37,800 (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 77414

• Home prices YoY: -17.7%
• Rents YoY: 3.3%
• Active inventory: 620
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,525 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$287 /mo · $3,447/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $153

Break-even live

Break-even rent $1,331

Max offer price $135,000

Occupancy floor 85%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1417 Highland Dr Bay City, TX	3.0	2.0	1662	$1,600	$0.96	44d	1	0.24mi
3112 15th St Bay City, TX	3.0	2.0	1983	$1,800	$0.91	44d	1	0.27mi
2824 4th St Bay City, TX	4.0	2.0	1524	$1,800	$1.18	44d	1	0.57mi
2600 Avenue K Bay City, TX	3.0	2.0	1277	$1,665	$1.30	44d	1	1.02mi

Listing history 23 events

1. 2026-06-19
   days on market $135,000 Active 49 DOM
2. 2026-06-18
   days on market $135,000 Active 48 DOM
3. 2026-06-17
   days on market $135,000 Active 47 DOM
4. 2026-06-16
   days on market $135,000 Active 46 DOM
5. 2026-06-15
   days on market $135,000 Active 45 DOM
6. 2026-06-14
   days on market $135,000 Active 43 DOM
7. 2026-06-12
   days on market $135,000 Active 42 DOM
8. 2026-06-09
   days on market $135,000 Active 39 DOM
9. 2026-06-08
   days on market $135,000 Active 38 DOM
10. 2026-06-07
    days on market $135,000 Active 37 DOM
11. 2026-06-07
    days on market $135,000 Active 36 DOM
12. 2026-06-02
    days on market $135,000 Active 32 DOM
13. 2026-06-01
    days on market $135,000 Active 31 DOM
14. 2026-05-31
    days on market $135,000 Active 30 DOM
15. 2026-05-30
    days on market $135,000 Active 29 DOM
16. 2026-05-12
    historical Active Under Contract 431-char remark
17. 2026-05-01
    listed $135,000 Active 431-char remark

    Show marketing remark (213 chars)

    Great home with so much potential. This 3 Bedroom 1.5 bath home has hardwood floors that are the original flooring, and it sits on a beautiful lot. There is a large barn in the back yard that has 2 roll top doors,

18. 2026-05-01
    price $135,000 213-char remark

    Show marketing remark (213 chars)

    Great home with so much potential. This 3 Bedroom 1.5 bath home has hardwood floors that are the original flooring, and it sits on a beautiful lot. There is a large barn in the back yard that has 2 roll top doors,

19. 2026-04-29
    status Active 213-char remark

    Show marketing remark (213 chars)

    Great home with so much potential. This 3 Bedroom 1.5 bath home has hardwood floors that are the original flooring, and it sits on a beautiful lot. There is a large barn in the back yard that has 2 roll top doors,

20. 2026-03-22
    status Pending 213-char remark

    Show marketing remark (213 chars)

    Great home with so much potential. This 3 Bedroom 1.5 bath home has hardwood floors that are the original flooring, and it sits on a beautiful lot. There is a large barn in the back yard that has 2 roll top doors,

21. 2026-01-27
    price $155,000 213-char remark

    Show marketing remark (213 chars)

    Great home with so much potential. This 3 Bedroom 1.5 bath home has hardwood floors that are the original flooring, and it sits on a beautiful lot. There is a large barn in the back yard that has 2 roll top doors,

22. 2026-01-13
    listed $167,500 Active 213-char remark

    Show marketing remark (213 chars)

    Great home with so much potential. This 3 Bedroom 1.5 bath home has hardwood floors that are the original flooring, and it sits on a beautiful lot. There is a large barn in the back yard that has 2 roll top doors,

23. 2022-10-17
    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: $3,447 · $287/mo
• Projected year-2 tax: $3,447 · $287/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $18,297
• − Mortgage interest: −$7,562
• − Property taxes: −$3,447
• − Insurance: −$675
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$3,927
• Taxable loss: −$242
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $1,895/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: Bay City ISD
• NCES district ID: 4809630
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $43,285
• Composite: 26.4/100
• National rank: #7229
• State rank: #604 of 826 in TX

Livability — Bay City

• Score: 71/100
• State rank: #311
• US rank: #7004

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bay City, TX
• County: Matagorda County · 24,334 people
• City population: 24,334
• Metro: Bay City, TX
• Population (ZIP): 24,334
• Household income: $59,128
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1228.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 43% White 39% Black 13% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 12% · Canada
• Languages at home: 71% English-only · Spanish 26% Other Indo-European 2% 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: ▼ -36.31%
• Current HPI: 168.9985
• Rent YoY: ▲ 3.28%
• Metro: Bay City, 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

-19.4% since first listed

9 events — show timeline

• 2026-05-20 Relisted — HARMLS
• 2026-05-12 Contingent — HARMLS
• 2026-05-01 Listed $135,000 HARMLS
• 2026-05-01 Price Changed $135,000 BCBR
• 2026-04-29 Relisted — BCBR
• 2026-03-22 Pending — BCBR
• 2026-01-27 Price Changed $155,000 BCBR
• 2026-01-13 Listed $167,500 BCBR
• 2022-10-17 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,447 · +8.0% YoY. Source: county tax records.