108 Bounty St · Blessing, TX 77419

$79,359

4 bd · 2.0 ba · 2,236 sqft · SingleFamily public records · 251 Days on market

Built 1982 0.48 ac lot $35/sqft · 67% below area ↓ 7% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +4.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

JUST LISTED! This spacious one-story home in Blessing, Texas. It features four bedrooms, two bathrooms, and a remarkable 2,236 square feet of living space. Standout features include a covered front porch, ideal for relaxing and enjoying the peaceful surroundings. Inside, a generously sized living room and kitchen area await. Situated on an oversized ALMOST A HALF ACRE LOT (20,778 Sq. Ft.), this property offers plenty of room for outdoor activities and potential expansion. While in need of work and renovations, the home has a fantastic layout that presents an exciting opportunity to create your dream living space. Here you will be in proximity to TX-35 and less than 20 minutes from the Matagorda Bay. his home is being sold AS IS but has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Covered front porch
• Fantastic layout
• Oversized lot

Tags

• COVERED FRONT PORCH
• OVERSIZED LOT
• PROXIMITY TO TX-35
• FANTASTIC LAYOUT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,386 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: housing C-, health & safety C-, schools F.
• Tidehaven ISD (rural): math 54% / reading 54% proficiency, ranked #127 of 826 in TX (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 25 active listings in the ZIP; 153 units permitted in Matagorda County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($548 loan paydown + $3k appreciation (3.7% local appreciation)).
• At projected returns (3.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,835 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.83% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.10%
• DSCR: 2.47
• GRM: 4.6

CMA / ARV

• ARV (median comp): $243,639
• List price: $79,359
• Delta: -67.43%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

3.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.0%
• Equity multiple: 3.33×
• Total profit: $51,761
• Equity at exit: $39,032

10-year hold

• IRR: 39.3%
• Equity multiple: 6.66×
• Total profit: $125,807
• Equity at exit: $62,898

Cash invested: $22,221 (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 77419

• Home prices YoY: 3.9%
• Active inventory: 25
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,452 medium
• Mortgage (P&I): −$416
• Tax from tax record: −$85 /mo · $1,021/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $613

Break-even live

Break-even rent $676

Max offer price $79,359

Occupancy floor 53%

Sensitivity live

Price	-10% $658	-5% $635	+0% $613	+5% $590	+10% $568
Rent	-10% $498	-5% $556	+0% $613	+5% $670	+10% $728
Rate	-1.0pp $653	-0.5pp $633	base $613	+0.5pp $592	+1.0pp $571

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: $19,840
• Closing costs: $2,381
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $79,359 Active 251 DOM
2. 2026-06-18
   days on market $79,359 Active 250 DOM
3. 2026-06-17
   days on market $79,359 Active 249 DOM
4. 2026-06-16
   days on market $79,359 Active 248 DOM
5. 2026-06-15
   days on market $79,359 Active 247 DOM
6. 2026-06-14
   days on market $79,359 Active 245 DOM
7. 2026-06-12
   days on market $79,359 Active 244 DOM
8. 2026-06-09
   days on market $79,359 Active 241 DOM
9. 2026-06-08
   days on market $79,359 Active 240 DOM
10. 2026-06-07
    days on market $79,359 Active 239 DOM
11. 2026-06-05
    days on market $79,359 Active 237 DOM
12. 2026-06-02
    days on market $79,359 Active 234 DOM
13. 2026-06-01
    days on market $79,359 Active 233 DOM
14. 2026-05-31
    days on market $79,359 Active 232 DOM
15. 2026-05-30
    days on market $79,359 Active 231 DOM
16. 2026-02-20
    price $79,359 990-char remark

    Show marketing remark (990 chars)

    JUST LISTED! This spacious one-story home in Blessing, Texas. It features four bedrooms, two bathrooms, and a remarkable 2,236 square feet of living space. Standout features include a covered front porch, ideal for relaxing and enjoying the peaceful surroundings. Inside, a generously sized living room and kitchen area await. Situated on an oversized ALMOST A HALF ACRE LOT (20,778 Sq. Ft.), this property offers plenty of room for outdoor activities and potential expansion. While in need of work and renovations, the home has a fantastic layout that presents an exciting opportunity to create your dream living space. Here you will be in proximity to TX-35 and less than 20 minutes from the Matagorda Bay. his home is being sold AS IS but has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

17. 2025-11-24
    status Active 990-char remark

    Show marketing remark (990 chars)

    JUST LISTED! This spacious one-story home in Blessing, Texas. It features four bedrooms, two bathrooms, and a remarkable 2,236 square feet of living space. Standout features include a covered front porch, ideal for relaxing and enjoying the peaceful surroundings. Inside, a generously sized living room and kitchen area await. Situated on an oversized ALMOST A HALF ACRE LOT (20,778 Sq. Ft.), this property offers plenty of room for outdoor activities and potential expansion. While in need of work and renovations, the home has a fantastic layout that presents an exciting opportunity to create your dream living space. Here you will be in proximity to TX-35 and less than 20 minutes from the Matagorda Bay. his home is being sold AS IS but has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

18. 2025-10-29
    status Pending 990-char remark

    Show marketing remark (990 chars)

    JUST LISTED! This spacious one-story home in Blessing, Texas. It features four bedrooms, two bathrooms, and a remarkable 2,236 square feet of living space. Standout features include a covered front porch, ideal for relaxing and enjoying the peaceful surroundings. Inside, a generously sized living room and kitchen area await. Situated on an oversized ALMOST A HALF ACRE LOT (20,778 Sq. Ft.), this property offers plenty of room for outdoor activities and potential expansion. While in need of work and renovations, the home has a fantastic layout that presents an exciting opportunity to create your dream living space. Here you will be in proximity to TX-35 and less than 20 minutes from the Matagorda Bay. his home is being sold AS IS but has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

19. 2025-09-15
    listed $85,359 Active 990-char remark

    Show marketing remark (990 chars)

    JUST LISTED! This spacious one-story home in Blessing, Texas. It features four bedrooms, two bathrooms, and a remarkable 2,236 square feet of living space. Standout features include a covered front porch, ideal for relaxing and enjoying the peaceful surroundings. Inside, a generously sized living room and kitchen area await. Situated on an oversized ALMOST A HALF ACRE LOT (20,778 Sq. Ft.), this property offers plenty of room for outdoor activities and potential expansion. While in need of work and renovations, the home has a fantastic layout that presents an exciting opportunity to create your dream living space. Here you will be in proximity to TX-35 and less than 20 minutes from the Matagorda Bay. his home is being sold AS IS but has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

20. 2020-12-30
    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: $1,021 · $85/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$431/yr (+$36/mo · 42.3%)

ⓘ 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) · 72% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥108°F today · 15 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,427
• − Mortgage interest: −$4,445
• − Property taxes: −$1,021
• − Insurance: −$397
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$2,309
• Taxable income: $6,467
• Est. tax owed @ 24.0%: −$1,552
• After-tax cash flow: $5,803/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: Tidehaven ISD
• NCES district ID: 4842810
• Math proficiency: 54% ▲ 5.00%
• Reading proficiency: 54% ▲ 6.00%
• Median HH income: $46,006
• Composite: 45.73/100
• National rank: #2572
• State rank: #127 of 826 in TX

Livability — Blessing

• Score: 54/100
• State rank: #1386
• US rank: #23779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 778

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 36% Two or more races 4%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 3% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 78% English-only · Spanish 22%

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: ▲ 3.74%
• Current HPI: 99.6711
• Rent YoY: —
• Metro: —
• 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

-7.0% since first listed

5 events — show timeline

• 2026-02-20 Price Changed $79,359 HARMLS
• 2025-11-24 Relisted — HARMLS
• 2025-10-29 Pending — HARMLS
• 2025-09-15 Listed $85,359 HARMLS
• 2020-12-30 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,021 · +17.6% YoY. Source: county tax records.