521 N Vionett Ln · Texas City, TX 77591

$130,000

3 bd · 1.0 ba · 828 sqft · SingleFamily public records · 11 Days on market

Built 2000 5,397 sqft lot $157/sqft · 5% above area Est $124k · 5% over ↓ 26% 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 +22.1/30.0
• DSCR +7.1/10.0
• 1% rule +5.7/10.0
• ARV discount +5.2/15.0
• 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

Fully renovated from top to bottom - this home has been transformed. Major updates include new electrical, plumbing, roof, A/C, and foundation repair, leaving little for the next owner to do but move in. A rare combination of charm, comfort, and location. Whether you’re looking for a primary residence or a turnkey addition to your portfolio, this one is worth a look. Three bedrooms provide all the flexibility you need, the bathroom offers a sleek modern walk-in shower, and outside, the fully fenced yard delivers a storage shed and generous greenspace ready to enjoy. Solid dining options are close by, from Stuttgarden Tavern's lively bar-and-grill atmosphere to Blue Lagoon Bar and Gril

Key facts

• Open layout
• Storage shed
• Bar seating

Tags

• OPEN LAYOUT
• BAR SEATING
• MODERN WALK-IN SHOWER
• FULLY FENCED YARD
• STORAGE SHED
• GENEROUS GREENSPACE

Property features AI

Exterior

• Parking: Attached carport; Carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Residential property; Full ownership; Slab foundation; Built in 2000; Composition roof; Backs to greenbelt/park; Located in a subdivision
• Construction: Brick construction
• Exterior features: Fenced yard (back yard); Private yard; Storage; Shed(s)

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Primary bedroom (First level, approx. 12x12); Bedroom (First level, approx. 11x11); Bedroom (First level, approx. 10x10); Three total rooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Kitchen/family room combo; Window treatments; Ceiling fan(s); Window coverings
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.2% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $899 of loan paydown is wiped out by about $4k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y ago 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: 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.07% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 7.8

CMA / ARV

• ARV (median comp): $123,766
• List price: $130,000
• Delta: 5.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 N Vionett Ln	0.00mi	3/1.0	828 (0%)	0mo	$130,000	$157	100
6223 Linton Ln	0.48mi	2/1.0 (-1)	767 (-7%)	2mo	$99,000	$129	59

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-9,492
• Equity at exit: $19,383

10-year hold

• IRR: 4.8%
• Equity multiple: 1.38×
• Total profit: $13,854
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$682
• Tax from tax record: −$157 /mo · $1,887/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $143

Break-even live

Break-even rent $1,215

Max offer price $130,000

Occupancy floor 85%

Sensitivity live

Price	-10% $217	-5% $180	+0% $143	+5% $107	+10% $70
Rent	-10% $33	-5% $88	+0% $143	+5% $198	+10% $254
Rate	-1.0pp $209	-0.5pp $176	base $143	+0.5pp $110	+1.0pp $75

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6607 Memorial Dr Texas City, TX	2.0	1.0	936	$1,200	$1.28	44d	1	0.69mi
4417 Edward St Texas City, TX	2.0	2.0	983	$1,100	$1.12	4d	1	0.80mi
4417 Edward St Texas City, TX	2.0	2.0	983	$1,150	$1.17	3d	1	0.80mi
306 Lake Rd Unit B La Marque, TX	2.0	1.0	816	$995	$1.22	44d	1	1.01mi
2328 Boss St La Marque, TX	2.0	1.0	848	$925	$1.09	13d	2	1.06mi
711 Avenue A Unit 4 La Marque, TX	2.0	1.0	750	$799	$1.07	44d	1	1.23mi
7561 Medical Center Dr Texas City, TX	2.0	2.0	892	$1,113	$1.25	44d	1	1.28mi
1115 Highway 146 N Texas City, TX	1.0–2.0	1.0–2.0	757	$1,350	$1.78	2d	9	1.35mi
1013 Margot St La Marque, TX	3.0	2.0	1099	$1,500	$1.36	19d	1	1.42mi

Listing history 13 events

1. 2026-05-04
   status Pending 853-char remark
2. 2026-04-23
   listed $130,000 Active 853-char remark
3. 2024-09-04
   historical $1,400
4. 2024-08-25
   listed $1,400
5. 2024-02-05
   soldstatus
6. 2024-01-03
   historical $1,400
7. 2023-12-11
   listed $1,400
8. 2023-10-25
   historical
9. 2023-09-29
   price $159,900
10. 2023-08-11
    price $165,000
11. 2023-07-29
    listed $175,000 Active
12. 2022-12-27
    soldstatus
13. 2022-12-23
    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: $1,887 · $157/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$492/yr (+$41/mo · 26.1%)

ⓘ 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 · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 26 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: $16,754
• − Mortgage interest: −$7,282
• − Property taxes: −$1,887
• − Insurance: −$1,448
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$3,782
• Taxable loss: −$325
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $1,798/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

-25.7% since first listed

14 events — show timeline

• 2026-06-12 Sold (MLS) — HARMLS
• 2026-05-04 Pending — HARMLS
• 2026-04-23 Listed $130,000 HARMLS
• 2024-09-04 Rental Removed $1,400 TURBOTENANT
• 2024-08-25 Listed for Rent $1,400 TURBOTENANT
• 2024-02-05 Sold (Public Records) — Public Records
• 2024-01-03 Rental Removed $1,400 HARMLS
• 2023-12-11 Listed for Rent $1,400 HARMLS
• 2023-10-25 Listing Removed — HARMLS
• 2023-09-29 Price Changed $159,900 HARMLS
• 2023-08-11 Price Changed $165,000 HARMLS
• 2023-07-29 Listed $175,000 HARMLS
• 2022-12-27 Sold (Public Records) — Public Records
• 2022-12-23 Sold (Public Records) — Public Records

Property tax history

+9.3%/yr

Latest (2025): $1,887 · +2.5% YoY. Source: county tax records.