1015 Layman St · La Marque, TX 77568

$170,000

3 bd · 2.0 ba · 1,646 sqft · SingleFamily public records · 83 Days on market

Built 1978 8,938 sqft lot $103/sqft · 5% below area Est $180k · 5% under ↓ 9% since listing

---

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 +17.2/30.0
• ARV discount +9.9/15.0
• 1% rule +5.9/10.0
• DSCR +5.4/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful custom 3-bedroom, 2-bath home featuring original TigerCut wood floors and spacious, oversized bedrooms. The recently remodeled kitchen and guest bath add modern style and convenience, while the moveable kitchen island offers flexible layout options for cooking and entertaining. The home also offers formal living and dining areas, providing plenty of space for gatherings. Step outside to a fully landscaped backyard complete with a greenhouse/workshop area—perfect for gardening, hobbies, or additional storage. Ideal for investors and priced to sell quickly!

Key facts

• Remodeled kitchen
• 8,938 sq ft lot
• 2 garage spots

Tags

• ORIGINAL TIGERCUT WOOD FLOORS
• REMODELED KITCHEN
• MOVEABLE KITCHEN ISLAND
• FORMAL LIVING AND DINING AREAS
• FULLY LANDSCAPED BACKYARD
• GREENHOUSE WORKSHOP AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 5.6% in La Marque — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 654 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $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 83 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
8. 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?
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 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: 1.09% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 7.6

CMA / ARV

• ARV (median comp): $179,616
• List price: $170,000
• Delta: -5.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2714 Rosadele St	0.13mi	3/2.0	1,456 (-12%)	2mo	$199,000	$137	73
2832 Ashley St	0.39mi	3/2.0	1,750 (+6%)	1mo	$289,000	$165	70
1825 Thompson St	0.51mi	3/2.5	1,676 (+2%)	4mo	$229,900	$137	68
2805 N Houston Dr	0.21mi	3/2.5	1,832 (+11%)	4mo	$130,000	$71	66
2508 N Houston Dr	0.35mi	4/2.0 (+1)	1,867 (+13%)	2mo	$115,000	$62	55
2012 Bellview	0.44mi	4/3.0 (+1)	1,812 (+10%)	1mo	$254,900	$141	53
2008 Bellview St	0.45mi	3/2.0	1,410 (-14%)	3mo	$239,900	$170	52
2006 Bellview St	0.46mi	3/2.0	1,410 (-14%)	5mo	$239,900	$170	50
2405 Stonewall St	0.49mi	4/3.0 (+1)	1,812 (+10%)	2mo	$249,900	$138	50
2424 Oaklawn Dr	0.71mi	4/2.0 (+1)	1,744 (+6%)	3mo	$235,000	$135	49
2301 Boss St	0.56mi	3/2.0	1,410 (-14%)	1mo	$239,000	$170	49
2807 S Houston Dr	0.60mi	3/2.0	1,466 (-11%)	6mo	$175,000	$119	49

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 · 3.95% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.62×
• Total profit: $-17,920
• Equity at exit: $25,348

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,344
• Equity at exit: $14,698

Cash invested: $47,600 (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: 654
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$891
• Tax from tax record: −$383 /mo · $4,591/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $121

Break-even live

Break-even rent $1,702

Max offer price $170,000

Occupancy floor 88%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1006 E Camp Cir La Marque, TX	3.0	1.0	1230	$1,500	$1.22	24d	1	0.10mi
1013 Margot St La Marque, TX	3.0	2.0	1099	$1,500	$1.36	18d	1	0.28mi
1401 Austin St La Marque, TX	4.0	3.0	1542	$2,400	$1.56	43d	1	0.41mi
1230 Kirsten St La Marque, TX	3.0	2.0	1704	$1,660	$0.97	3d	1	0.75mi
14403 Daniel Shores Dr La Marque, TX	4.0	3.0–3.5	1872	$2,600	$1.39	1d	12	0.76mi
309 S Bell Dr Texas City, TX	2.0	2.0	1316	$1,650	$1.25	43d	1	0.87mi
7510 Hummingbird Ln Texas City, TX	3.0	1.5	1200	$1,550	$1.29	3d	1	0.97mi
203 Beatrice St La Marque, TX	3.0	1.0	1304	$1,395	$1.07	24d	1	1.04mi
1825 Bayou Rd La Marque, TX	2.0	1.0	1200	$1,195	$1.00	43d	1	1.04mi
1029 Sycamore St La Marque, TX	3.0	2.0	1928	$1,695	$0.88	15d	1	1.36mi
619 N Vionett Ln Texas City, TX	3.0	2.0	1204	$1,550	$1.29	5d	1	1.46mi

Listing history 5 events

1. 2026-05-31
   days on market $170,000 Active 83 DOM
2. 2026-04-08
   price $170,000 577-char remark

   Show marketing remark (577 chars)

   Beautiful custom 3-bedroom, 2-bath home featuring original TigerCut wood floors and spacious, oversized bedrooms. The recently remodeled kitchen and guest bath add modern style and convenience, while the moveable kitchen island offers flexible layout options for cooking and entertaining. The home also offers formal living and dining areas, providing plenty of space for gatherings. Step outside to a fully landscaped backyard complete with a greenhouse/workshop area—perfect for gardening, hobbies, or additional storage. Ideal for investors and priced to sell quickly!

3. 2026-03-09
   listed $187,500 Active 577-char remark

   Show marketing remark (577 chars)

   Beautiful custom 3-bedroom, 2-bath home featuring original TigerCut wood floors and spacious, oversized bedrooms. The recently remodeled kitchen and guest bath add modern style and convenience, while the moveable kitchen island offers flexible layout options for cooking and entertaining. The home also offers formal living and dining areas, providing plenty of space for gatherings. Step outside to a fully landscaped backyard complete with a greenhouse/workshop area—perfect for gardening, hobbies, or additional storage. Ideal for investors and priced to sell quickly!

4. 2006-08-29
   soldstatus
5. 2002-05-22
   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: $4,591 · $383/mo
• Projected year-2 tax: $4,591 · $383/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 6/10 Major FEMA zone X (shaded) · 50% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $22,266
• − Mortgage interest: −$9,523
• − Property taxes: −$4,591
• − Insurance: −$850
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$4,945
• Taxable loss: −$1,205
• Est. tax savings @ 24.0%: +$289
• After-tax cash flow: $1,741/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 — 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

-9.3% since first listed

4 events — show timeline

• 2026-04-08 Price Changed $170,000 HARMLS
• 2026-03-09 Listed $187,500 HARMLS
• 2006-08-29 Sold (Public Records) — Public Records
• 2002-05-22 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $4,591 · +13.3% YoY. Source: county tax records.