227 Kansas St · Bacliff, TX 77518

$169,900

2 bd · 1.0 ba · 868 sqft · SingleFamily public records · 29 Days on market

Built 1967 5,000 sqft lot Est $147k · 16% over

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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 +23.5/30.0
• DSCR +7.5/10.0
• 1% rule +5.9/10.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This house is in need of repairs.

Key facts

• Renovated plumbing
• Renovated electrical
• Updated home

Tags

• UPDATED HOME
• RENOVATED PLUMBING
• RENOVATED ELECTRICAL
• GRANITE COUNTERTOPS
• OPEN-CONCEPT LAYOUT
• SPACIOUS LIVING ROOM

Property features AI

Finance

• Other: Lease not considered

Exterior

• Parking: Asphalt road access
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces northeast; Built in 1967; Entry on slab/block foundation
• Construction: Cement siding; Wood siding; Composition roof; Block and slab foundation
• Exterior features: Fenced yard (partial fencing, back yard); Private yard; Storage; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: 2 possible bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning (electric); HVAC energy-efficient features; Programmable thermostat
• Interior features: Kitchen/family room combo; Pots & pan drawers; Tub with shower; Window treatments / coverings; Ceiling fan(s); Programmable thermostat
• Laundry & utility: Washer hookup; Gas dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/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: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.0% in Bacliff — 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 57/100 on livability (#1,252 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, amenities F.
• Dickinson ISD (suburban): math 39% / reading 40% proficiency, ranked #366 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kenneth E Little El (math 32% / reading 25%, grade F, #2,706 of 4,322 statewide, top 63%, 648 students, 88% FRL); Dunbar Middle (math 25% / reading 20%, grade F, #1,341 of 1,662 statewide, top 82%, 654 students, 78% FRL); Dickinson H S (math 30% / reading 46%, grade F, #880 of 1,632 statewide, top 54%, 3,619 students, 64% FRL) — zoned schools average 77% FRL vs 60% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 62 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($51k/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 29 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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 $167,351 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 8.53%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $146,692
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Texas Ave	0.06mi	2/1.0	832 (-4%)	6mo	$132,900	$160	85
4111 Brown St	0.16mi	2/1.0	850 (-2%)	10mo	$134,900	$159	80
4102 Houx St	0.09mi	2/1.0	840 (-3%)	24mo	$159,900	$190	71
4222 Houx St	0.19mi	2/1.0	944 (+9%)	17mo	$159,900	$169	62
506 Oklahoma Ave	0.13mi	3/2.0 (+1)	996 (+15%)	3mo	$175,000	$176	58
4730 Oleander St	0.69mi	3/1.0 (+1)	915 (+5%)	0mo	$135,000	$148	54
4705 8th St	0.57mi	1/1.0 (-1)	880 (+1%)	22mo	$385,000	$438	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-11,581
• Equity at exit: $25,333

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $10,594
• Equity at exit: $14,690

Cash invested: $47,572 (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 77518

• Home prices YoY: -7.6%
• Active inventory: 62
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$183 /mo · $2,200/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $250

Break-even live

Break-even rent $1,534

Max offer price $169,900

Occupancy floor 82%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 Louisiana Ave Bacliff, TX	2.0	1.0	786	$2,150	$2.74	1d	1	0.15mi
804 E AVE Unit 2 Bacliff, TX	2.0	1.0	850	$1,100	$1.29	44d	1	0.65mi

Listing history 31 events

1. 2026-06-18
   days on market $169,900 Active 29 DOM
2. 2026-06-17
   days on market $169,900 Active 28 DOM
3. 2026-06-16
   days on market $169,900 Active 27 DOM
4. 2026-06-15
   days on market $169,900 Active 26 DOM
5. 2026-06-13
   pricedays on market $169,900 Active 24 DOM
6. 2026-06-09
   days on market $175,000 Active 20 DOM
7. 2026-06-08
   days on market $175,000 Active 19 DOM
8. 2026-06-07
   days on market $175,000 Active 18 DOM
9. 2026-06-04
   days on market $175,000 Active 15 DOM
10. 2026-06-03
    days on market $175,000 Active 14 DOM
11. 2026-06-02
    days on market $175,000 Active 13 DOM
12. 2026-06-01
    days on market $175,000 Active 12 DOM
13. 2026-05-31
    days on market $175,000 Active 11 DOM
14. 2026-05-20
    listed $175,000 Active
15. 2024-01-24
    historical $1,500
16. 2024-01-23
    historical
17. 2023-12-18
    listed $169,000 Active
18. 2023-11-27
    price $1,500
19. 2023-10-07
    listed $1,550
20. 2023-08-30
    historical $1,550
21. 2023-08-29
    listed $1,550
22. 2022-02-09
    soldstatus
23. 2021-10-04
    soldstatus
24. 2018-07-23
    soldstatus Sold 33-char remark

    Show marketing remark (33 chars)

    This house is in need of repairs.

25. 2018-07-23
    soldstatus

    Show marketing remark (33 chars)

    This house is in need of repairs.

26. 2018-07-17
    status Pending 33-char remark

    Show marketing remark (33 chars)

    This house is in need of repairs.

27. 2018-06-21
    price $50,000 33-char remark

    Show marketing remark (33 chars)

    This house is in need of repairs.

28. 2018-03-16
    listed $60,000 Active 33-char remark

    Show marketing remark (33 chars)

    This house is in need of repairs.

29. 2011-04-20
    historical
30. 2011-03-05
    listed $42,000
31. 2004-07-14
    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: $2,200 · $183/mo
• Projected year-2 tax: $3,109 · $259/mo
• Expected delta: +$909/yr (+$76/mo · 41.3%)

ⓘ 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) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,195
• − Mortgage interest: −$9,517
• − Property taxes: −$2,200
• − Insurance: −$1,647
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$4,943
• Taxable income: $337
• Est. tax owed @ 24.0%: −$81
• After-tax cash flow: $2,915/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: Dickinson ISD
• NCES district ID: 4817070
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $61,318
• Composite: 35.16/100
• National rank: #5005
• State rank: #366 of 826 in TX

Livability — Bacliff

• Score: 57/100
• State rank: #1252
• US rank: #21864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bacliff, TX
• County: Galveston County · 357,330 people
• City population: 9,541
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 9,541
• Household income: $51,458
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 672.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 46% White 43% Two or more races 21% Black 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 66% English-only · Spanish 32% Vietnamese 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: ▼ -24.15%
• Current HPI: 293.2677
• Rent YoY: —
• 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

+316.7% since first listed

18 events — show timeline

• 2026-05-20 Listed $175,000 HARMLS
• 2024-01-24 Rental Removed $1,500 HARMLS
• 2024-01-23 Listing Removed — HARMLS
• 2023-12-18 Listed $169,000 HARMLS
• 2023-11-27 Price Changed $1,500 HARMLS
• 2023-10-07 Listed for Rent $1,550 HARMLS
• 2023-08-30 Rental Removed $1,550 HARMLS
• 2023-08-29 Listed for Rent $1,550 HARMLS
• 2022-02-09 Sold (Public Records) — Public Records
• 2021-10-04 Sold (Public Records) — Public Records
• 2018-07-23 Sold (Public Records) — Public Records
• 2018-07-23 Sold (MLS) — HARMLS
• 2018-07-17 Pending — HARMLS
• 2018-06-21 Price Changed $50,000 HARMLS
• 2018-03-16 Listed $60,000 HARMLS
• 2011-04-20 Listing Removed — HARMLS
• 2011-03-05 Listed $42,000 HARMLS
• 2004-07-14 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,200 · -4.0% YoY. Source: county tax records.