358 Demolay St · La Marque, TX 77568

$175,000

None bd · None ba · 5,040 sqft · MultiFamily · 296 Days on market

Built 1950 Poor condition 2,700 sqft lot $35/sqft · 60% below area

---

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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Schools +2.4/10.0
• Condition / age +1.0/5.0
• 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

Versatile Free-Standing Building in the Heart of La Marque! Previously serving as a lodge and gathering space, this expansive property offers a prime opportunity for your next business venture. Situated in a central location, it features a generous layout that includes a spacious kitchen, multiple restrooms, and convenient elevator access to the second floor. Zoned as Restricted Commercial, the building is ideal for a variety of uses. Whether you're looking to renovate or reimagine, this property is a true blank canvas with endless potential. Don’t miss out on this unique opportunity in a growing area of La Marque!

Key facts

• Multiple restrooms
• Spacious kitchen
• Blank canvas

Tags

• FREE-STANDING BUILDING
• SPACIOUS KITCHEN
• MULTIPLE RESTROOMS
• ELEVATOR ACCESS
• ZONED AS RESTRICTED COMMERCIAL
• BLANK CANVAS

What this means for you Summary

Snapshot

• This is a multifamily listed at $175k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 5.6% in La Marque — 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 59/100 on livability (#1,136 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime 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 (+4.0%/yr); 661 active listings in the ZIP; 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($75k/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

• It's been on market 296 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.13% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $433,384
• List price: $175,000
• Delta: -59.62%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.95% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-7,888
• Equity at exit: $26,093

10-year hold

• IRR: 6.6%
• Equity multiple: 1.51×
• Total profit: $25,169
• Equity at exit: $15,131

Cash invested: $49,000 (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 77568

• Home prices YoY: -22.7%
• Rents YoY: 4.0%
• Active inventory: 661
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,969 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• Flood insurance flood zone: −$56 /mo · $670/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $291

Break-even live

Break-even rent $1,602

Max offer price $175,000

Occupancy floor 80%

Sensitivity live

Price	-10% $411	-5% $351	+0% $291	+5% $230	+10% $170
Rent	-10% $135	-5% $213	+0% $291	+5% $368	+10% $446
Rate	-1.0pp $379	-0.5pp $335	base $291	+0.5pp $245	+1.0pp $199

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $175,000 Active 296 DOM
2. 2026-06-18
   days on market $175,000 Active 293 DOM
3. 2026-06-17
   days on market $175,000 Active 292 DOM
4. 2026-06-16
   days on market $175,000 Active 291 DOM
5. 2026-06-15
   days on market $175,000 Active 290 DOM
6. 2026-06-13
   days on market $175,000 Active 288 DOM
7. 2026-06-09
   days on market $175,000 Active 284 DOM
8. 2026-06-08
   days on market $175,000 Active 283 DOM
9. 2026-06-07
   days on market $175,000 Active 282 DOM
10. 2026-06-04
    days on market $175,000 Active 279 DOM
11. 2026-06-03
    days on market $175,000 Active 278 DOM
12. 2026-06-02
    days on market $175,000 Active 277 DOM
13. 2026-06-01
    days on market $175,000 Active 276 DOM
14. 2026-05-31
    days on market $175,000 Active 275 DOM
15. 2026-01-08
    price $175,000 632-char remark

    Show marketing remark (632 chars)

    Versatile Free-Standing Building in the Heart of La Marque! Previously serving as a lodge and gathering space, this expansive property offers a prime opportunity for your next business venture. Situated in a central location, it features a generous layout that includes a spacious kitchen, multiple restrooms, and convenient elevator access to the second floor. Zoned as Restricted Commercial, the building is ideal for a variety of uses. Whether you're looking to renovate or reimagine, this property is a true blank canvas with endless potential. Don’t miss out on this unique opportunity in a growing area of La Marque!

16. 2025-08-29
    listed $200,000 Active 632-char remark

    Show marketing remark (632 chars)

    Versatile Free-Standing Building in the Heart of La Marque! Previously serving as a lodge and gathering space, this expansive property offers a prime opportunity for your next business venture. Situated in a central location, it features a generous layout that includes a spacious kitchen, multiple restrooms, and convenient elevator access to the second floor. Zoned as Restricted Commercial, the building is ideal for a variety of uses. Whether you're looking to renovate or reimagine, this property is a true blank canvas with endless potential. Don’t miss out on this unique opportunity in a growing area of La Marque!

17. 2024-04-26
    soldstatus Sold 366-char remark

    Show marketing remark (366 chars)

    On the market for the first time since the 1950s, this building beckons a contemporary makeover. Historically housing The Cliff Guildry Lodge 1325, its features include a spacious kitchen, two bathrooms on the ground floor, ample storage, and an expansive great room. The second floor boasts a sizable gathering space. Additionally, an elevator services both levels.

18. 2024-03-07
    status Pending 366-char remark

    Show marketing remark (366 chars)

    On the market for the first time since the 1950s, this building beckons a contemporary makeover. Historically housing The Cliff Guildry Lodge 1325, its features include a spacious kitchen, two bathrooms on the ground floor, ample storage, and an expansive great room. The second floor boasts a sizable gathering space. Additionally, an elevator services both levels.

19. 2024-02-27
    status Option Pending 366-char remark

    Show marketing remark (366 chars)

    On the market for the first time since the 1950s, this building beckons a contemporary makeover. Historically housing The Cliff Guildry Lodge 1325, its features include a spacious kitchen, two bathrooms on the ground floor, ample storage, and an expansive great room. The second floor boasts a sizable gathering space. Additionally, an elevator services both levels.

20. 2024-02-09
    price $130,000 366-char remark

    Show marketing remark (366 chars)

    On the market for the first time since the 1950s, this building beckons a contemporary makeover. Historically housing The Cliff Guildry Lodge 1325, its features include a spacious kitchen, two bathrooms on the ground floor, ample storage, and an expansive great room. The second floor boasts a sizable gathering space. Additionally, an elevator services both levels.

21. 2023-12-01
    status Active 366-char remark

    Show marketing remark (366 chars)

    On the market for the first time since the 1950s, this building beckons a contemporary makeover. Historically housing The Cliff Guildry Lodge 1325, its features include a spacious kitchen, two bathrooms on the ground floor, ample storage, and an expansive great room. The second floor boasts a sizable gathering space. Additionally, an elevator services both levels.

22. 2023-09-28
    status Pending 366-char remark

    Show marketing remark (366 chars)

    On the market for the first time since the 1950s, this building beckons a contemporary makeover. Historically housing The Cliff Guildry Lodge 1325, its features include a spacious kitchen, two bathrooms on the ground floor, ample storage, and an expansive great room. The second floor boasts a sizable gathering space. Additionally, an elevator services both levels.

23. 2023-09-03
    listed $149,000 Active 366-char remark

    Show marketing remark (366 chars)

    On the market for the first time since the 1950s, this building beckons a contemporary makeover. Historically housing The Cliff Guildry Lodge 1325, its features include a spacious kitchen, two bathrooms on the ground floor, ample storage, and an expansive great room. The second floor boasts a sizable gathering space. Additionally, an elevator services both levels.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 26% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,632
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$1,545
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$5,091
• Taxable income: $787
• Est. tax owed @ 24.0%: −$189
• After-tax cash flow: $3,298/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to a livable condition. Significant investment is needed to improve its exterior, interior, and systems.

Repairs flagged

• Major exterior siding — Severe weathering and graffiti
• Major roof — General condition suggests potential need for replacement
• Major flooring — Worn-out and in need of replacement
• Major interior walls/paint — Peeling paint and general wear
• Major bathroom fixtures — Missing fixtures and general wear
• Major systems — General condition suggests potential need for replacement

Value-add opportunities

• Both exterior siding and roof replacement — Improves curb appeal and structural integrity
• Both flooring replacement — Enhances interior aesthetics and usability
• Both paint and interior updates — Enhances interior aesthetics and usability
• Both bathroom fixtures and updates — Enhances functionality and usability
• Both system upgrades — Improves functionality and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and graffiti	Major	$15,000–50,000
roof · General condition suggests potential need for replacement	Major	$15,000–50,000
flooring · Worn-out and in need of replacement	Major	$15,000–50,000
interior walls/paint · Peeling paint and general wear	Major	$15,000–50,000
bathroom fixtures · Missing fixtures and general wear	Major	$15,000–50,000
systems · General condition suggests potential need for replacement	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both exterior siding and roof replacement — Improves curb appeal and structural integrity ↑
• Both flooring replacement — Enhances interior aesthetics and usability ↑
• Both paint and interior updates — Enhances interior aesthetics and usability ↑
• Both bathroom fixtures and updates — Enhances functionality and usability ↑
• Both system upgrades — Improves functionality and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — La Marque

• Score: 59/100
• State rank: #1136
• US rank: #20037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Marque, TX
• County: Galveston County · 357,330 people
• City population: 23,083
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 23,083
• Household income: $74,694
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 700.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 37% Hispanic / Latino 29% Black 26% Two or more races 17% Asian 3%
• Hispanic origin (detail): Mexican 22% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1% Serbian 1%
• Foreign-born: 8% · Canada
• Languages at home: 77% English-only · Spanish 21% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -69.39%
• Current HPI: 236.0239
• Rent YoY: ▲ 3.95%
• 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

+17.4% since first listed

9 events — show timeline

• 2026-01-08 Price Changed $175,000 HARMLS
• 2025-08-29 Listed $200,000 HARMLS
• 2024-04-26 Sold (MLS) — HARMLS
• 2024-03-07 Pending — HARMLS
• 2024-02-27 Pending — HARMLS
• 2024-02-09 Price Changed $130,000 HARMLS
• 2023-12-01 Relisted — HARMLS
• 2023-09-28 Pending — HARMLS
• 2023-09-03 Listed $149,000 HARMLS