5814 Eunice St · Texas City, TX 77591

$101,999

3 bd · 2.0 ba · 1,539 sqft · SingleFamily public records · 18 Days on market

Built 1998 9,178 sqft lot Est $188k · 46% 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 +15.0/15.0
• 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

Listing remarks

MULTIPLE OFFERS RECEIVED- decision will be made on 6/8 Here is your next flip or buy-and-hold in Texas City. This single-family property is being sold AS-IS and priced to reflect the work needed, giving the right buyer immediate built-in equity from day one. The bones are there. The opportunity is real. Savvy investors know that the best deals are the ones that need a vision, not just a checkbook. This is not a turnkey property. This is a value-add play in a market where affordable housing demand continues to grow. Texas City’s proximity to Galveston, the Port, and major employment corridors keeps rental and resale demand steady. Bring your contractor. Bring your offer. Seller is mo

Key facts

• 9,178 sq ft lot
• Built 1998
• Listed 18 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (first-floor living areas)
• Construction: Built in 1998; Vinyl siding and wood siding; Composition roof; Slab foundation
• Exterior features: Subdivision lot

Interior

• Bedrooms: Primary bedroom on the first floor (11x10); Two additional first-floor bedrooms (each 10x10)
• Bathrooms: 2 full bathrooms
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $102k).
• Recommended offer: $100k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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+, amenities F, commute 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.
• Zoned schools: Simms El (math 23% / reading 24%, grade F, #3,247 of 4,322 statewide, top 76%, 475 students, 89% FRL); La Marque H S (math 27% / reading 20%, grade F, #1,342 of 1,632 statewide, top 82%, 647 students, 91% FRL) — zoned schools average 90% FRL vs 66% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.7%/yr); 240 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($69k/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 $705 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,469 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.78% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.23%
• DSCR: 1.81
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $187,758
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5717 Eunice St	0.05mi	3/1.5	1,433 (-7%)	2mo	$110,000	$77	83
5330 Royal Oak Dr	0.31mi	3/2.0	1,557 (+1%)	3mo	$209,000	$134	81
5406 Royal Oak Dr	0.29mi	3/2.0	1,601 (+4%)	2mo	$189,500	$118	78
6206 Anderson St	0.34mi	2/2.0 (-1)	1,553 (+1%)	2mo	$203,000	$131	76
5005 Oak Ln	0.47mi	3/2.0	1,588 (+3%)	3mo	$189,500	$119	70
2301 Boss St	0.67mi	3/2.0	1,410 (-8%)	1mo	$239,000	$170	54
208 Preston St	0.52mi	3/1.0	1,364 (-11%)	1mo	$157,999	$116	52
6913 Carver	0.68mi	3/2.5	1,676 (+9%)	2mo	$219,900	$131	49
301 Albert St	0.43mi	2/2.0 (-1)	1,316 (-14%)	2mo	$64,997	$49	49
1708 Rosalee St	0.59mi	2/2.0 (-1)	1,316 (-14%)	1mo	$180,000	$137	42
504 Raymond St	0.71mi	3/2.0	1,313 (-15%)	2mo	$120,000	$91	41
110 N Texas St	0.71mi	2/2.0 (-1)	1,327 (-14%)	1mo	$162,250	$122	39

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 · 4.67% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.36×
• Total profit: $10,214
• Equity at exit: $15,208

10-year hold

• IRR: 19.9%
• Equity multiple: 2.86×
• Total profit: $53,166
• Equity at exit: $8,819

Cash invested: $28,560 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,811 high
• Mortgage (P&I): −$535
• Tax from tax record: −$419 /mo · $5,033/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $367

Break-even live

Break-even rent $1,346

Max offer price $101,999

Occupancy floor 75%

Sensitivity live

Price	-10% $730	-5% $695	+0% $367	+5% $339	+10% $310
Rent	-10% $224	-5% $296	+0% $367	+5% $439	+10% $510
Rate	-1.0pp $419	-0.5pp $393	base $367	+0.5pp $341	+1.0pp $314

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 S Bell Dr Texas City, TX	2.0	2.0	1316	$1,650	$1.25	44d	1	0.20mi
203 Beatrice St La Marque, TX	3.0	1.0	1304	$1,395	$1.07	25d	1	0.46mi
619 N Vionett Ln Texas City, TX	3.0	2.0	1204	$1,550	$1.29	6d	1	0.46mi
113 N Pecan Dr Texas City, TX	4.0	2.0	1468	$3,000	$2.04	44d	1	0.84mi
1013 Margot St La Marque, TX	3.0	2.0	1099	$1,500	$1.36	19d	1	0.99mi
1006 E Camp Cir La Marque, TX	3.0	1.0	1230	$1,500	$1.22	25d	1	1.04mi
7510 Hummingbird Ln Texas City, TX	3.0	1.5	1200	$1,550	$1.29	3d	1	1.05mi
1230 Kirsten St La Marque, TX	3.0	2.0	1704	$1,660	$0.97	3d	1	1.13mi
1401 Austin St La Marque, TX	4.0	3.0	1542	$2,400	$1.56	44d	1	1.16mi
509 Bluebonnet Dr La Marque, TX	4.0	1.0	1223	$1,550	$1.27	44d	1	1.23mi
1029 Sycamore St La Marque, TX	3.0	2.0	1928	$1,695	$0.88	16d	1	1.38mi
1825 Bayou Rd La Marque, TX	2.0	1.0	1200	$1,195	$1.00	44d	1	1.49mi
14403 Daniel Shores Dr La Marque, TX	4.0	3.0–3.5	1872	$2,600	$1.39	2d	12	1.49mi

Listing history 13 events

1. 2026-06-18
   days on market $101,999 Active 18 DOM
2. 2026-06-17
   days on market $101,999 Active 17 DOM
3. 2026-06-16
   days on market $101,999 Active 16 DOM
4. 2026-06-15
   days on market $101,999 Active 15 DOM
5. 2026-06-13
   days on market $101,999 Active 13 DOM
6. 2026-06-09
   days on market $101,999 Active 9 DOM
7. 2026-06-08
   days on market $101,999 Active 8 DOM
8. 2026-06-07
   days on market $101,999 Active 7 DOM
9. 2026-06-04
   days on market $101,999 Active 4 DOM
10. 2026-06-03
    days on market $101,999 Active 3 DOM
11. 2026-06-02
    days on market $101,999 Active 2 DOM
12. 2026-06-01
    remarks 693-char remark
13. 2026-06-01
    listed $101,999 Active 1 DOM

ⓘ 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: $5,033 · $419/mo
• Projected year-2 tax: $5,033 · $419/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) · 59% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 25 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: $21,732
• − Mortgage interest: −$5,714
• − Property taxes: −$5,033
• − Insurance: −$1,307
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$2,967
• Taxable income: $3,233
• Est. tax owed @ 24.0%: −$776
• After-tax cash flow: $3,633/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

1 event — show timeline

• 2026-05-31 Listed $101,999 HARMLS

Property tax history

+11.8%/yr

Latest (2025): $5,033 · +31.0% YoY. Source: county tax records.