540 Bayou Ave · Oak Island, TX 77514

$135,000

2 bd · 2.0 ba · 900 sqft · SingleFamily public records · 78 Days on market

Built 1986 1.43 ac lot $150/sqft · 33% below area Est $203k · 33% under $104/mo HOA · 6% of rent

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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 +22.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.8/10.0
• DSCR +7.4/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape to your own private retreat! This 1.4-acre rural property offers peace, relaxation, & water access. The charming 2-bedroom home features a private boat stall, lift, & a sturdy bulkhead—no need for off-site boat storage. In less than 5 minutes, you can cruise from your slip straight to the bay. For added convenience, a neighborhood boat launch is located at the end of the street. Recent upgrades within the last 2 years include updated boat lift, new aerobic septic system, & the addition of an elevator. The AC/heat system was also replaced about a year ago. Under the home you’ll find 2 separate storage areas & full bath, making it as functional as it is inviting. The breezeway is ideal for entertaining friends & family—or simply unwinding in the fresh air. Enjoy stunning water views & take in breathtaking sunrises & sunsets from the porch. This is the perfect spot to relax, recharge, & experience the beauty of waterfront living. Sold as is. Great for a VRBO! Motivated Seller

Key facts

• Boat lift
• Private boat stall
• Sturdy bulkhead

Tags

• PRIVATE BOAT STALL
• BOAT LIFT
• STURDY BULKHEAD
• NEIGHBORHOOD BOAT LAUNCH
• UPDATED BOAT LIFT
• NEW AEROBIC SEPTIC SYSTEM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (24.7% below list).
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $102k (24.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 44/100 on livability (#1,571 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment F.
• Anahuac ISD (rural): math 41% / reading 41% proficiency, ranked #373 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Anahuac El (math 31% / reading 25%, grade F, #2,740 of 4,322 statewide, top 64%, 713 students, 64% FRL); Anahuac Middle (math 52% / reading 46%, grade C-, #378 of 1,662 statewide, top 23%, 326 students, 61% FRL); Anahuac H S (math 37% / reading 62%, grade D, #509 of 1,632 statewide, top 34%, 454 students, 58% FRL).
• Market conditions: 145 active listings in the ZIP; 629 units permitted in Chambers County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Chambers County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,709 (24.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.28% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 6.5

CMA / ARV

• ARV (median comp): $202,659
• List price: $135,000
• Delta: -33.39%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
540 Bayou Ave	0.00mi	2/2.0	900 (0%)	0mo	$135,000	$150	100
580 Bayou Ave	0.03mi	2/1.0	924 (+3%)	7mo	$199,900	$216	84
1155 Bayou Ave	0.40mi	2/2.0	978 (+9%)	15mo	$399,000	$408	55

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: -26.1%
• Equity multiple: 0.11×
• Total profit: $-33,473
• Equity at exit: $20,129

10-year hold

• IRR: -21.7%
• Equity multiple: -0.14×
• Total profit: $-42,955
• Equity at exit: $11,672

Cash invested: $37,800 (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 77514

• Home prices YoY: -23.3%
• Active inventory: 145
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,724 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$256 /mo · $3,073/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$104
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-188

Break-even live

Break-even rent $1,963

Max offer price $101,709

Occupancy floor —

Sensitivity live

Price	-10% $-112	-5% $-150	+0% $-188	+5% $-227	+10% $-265
Rent	-10% $-325	-5% $-257	+0% $-188	+5% $-120	+10% $-52
Rate	-1.0pp $-120	-0.5pp $-154	base $-188	+0.5pp $-223	+1.0pp $-259

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $104 · $1,248/yr
• Likely covers: water

Listing history 37 events

1. 2026-06-07
   statusdays on market $135,000 Pending 78 DOM
2. 2026-06-04
   days on market $135,000 Active 77 DOM
3. 2026-06-03
   days on market $135,000 Active 76 DOM
4. 2026-06-02
   days on market $135,000 Active 75 DOM
5. 2026-06-01
   days on market $135,000 Active 74 DOM
6. 2026-05-31
   days on market $135,000 Active 73 DOM
7. 2026-04-29
   price $135,000 1045-char remark

   Show marketing remark (1045 chars)

   Escape to your own private retreat! This 1.4-acre rural property offers peace, relaxation, & water access. The charming 2-bedroom home features a private boat stall, lift, & a sturdy bulkhead—no need for off-site boat storage. In less than 5 minutes, you can cruise from your slip straight to the bay. For added convenience, a neighborhood boat launch is located at the end of the street. Recent upgrades within the last 2 years include updated boat lift, new aerobic septic system, & the addition of an elevator. The AC/heat system was also replaced about a year ago. Under the home you’ll find 2 separate storage areas & full bath, making it as functional as it is inviting. The breezeway is ideal for entertaining friends & family—or simply unwinding in the fresh air. Enjoy stunning water views & take in breathtaking sunrises & sunsets from the porch. This is the perfect spot to relax, recharge, & experience the beauty of waterfront living. Sold as is. Great for a VRBO! Motivated Seller

8. 2026-04-28
   status Active 1045-char remark

   Show marketing remark (1045 chars)

   Escape to your own private retreat! This 1.4-acre rural property offers peace, relaxation, & water access. The charming 2-bedroom home features a private boat stall, lift, & a sturdy bulkhead—no need for off-site boat storage. In less than 5 minutes, you can cruise from your slip straight to the bay. For added convenience, a neighborhood boat launch is located at the end of the street. Recent upgrades within the last 2 years include updated boat lift, new aerobic septic system, & the addition of an elevator. The AC/heat system was also replaced about a year ago. Under the home you’ll find 2 separate storage areas & full bath, making it as functional as it is inviting. The breezeway is ideal for entertaining friends & family—or simply unwinding in the fresh air. Enjoy stunning water views & take in breathtaking sunrises & sunsets from the porch. This is the perfect spot to relax, recharge, & experience the beauty of waterfront living. Sold as is. Great for a VRBO! Motivated Seller

9. 2026-04-25
   status Pending 1045-char remark

   Show marketing remark (1045 chars)

   Escape to your own private retreat! This 1.4-acre rural property offers peace, relaxation, & water access. The charming 2-bedroom home features a private boat stall, lift, & a sturdy bulkhead—no need for off-site boat storage. In less than 5 minutes, you can cruise from your slip straight to the bay. For added convenience, a neighborhood boat launch is located at the end of the street. Recent upgrades within the last 2 years include updated boat lift, new aerobic septic system, & the addition of an elevator. The AC/heat system was also replaced about a year ago. Under the home you’ll find 2 separate storage areas & full bath, making it as functional as it is inviting. The breezeway is ideal for entertaining friends & family—or simply unwinding in the fresh air. Enjoy stunning water views & take in breathtaking sunrises & sunsets from the porch. This is the perfect spot to relax, recharge, & experience the beauty of waterfront living. Sold as is. Great for a VRBO! Motivated Seller

10. 2026-04-25
    status Pending 1045-char remark

    Show marketing remark (1045 chars)

    Escape to your own private retreat! This 1.4-acre rural property offers peace, relaxation, & water access. The charming 2-bedroom home features a private boat stall, lift, & a sturdy bulkhead—no need for off-site boat storage. In less than 5 minutes, you can cruise from your slip straight to the bay. For added convenience, a neighborhood boat launch is located at the end of the street. Recent upgrades within the last 2 years include updated boat lift, new aerobic septic system, & the addition of an elevator. The AC/heat system was also replaced about a year ago. Under the home you’ll find 2 separate storage areas & full bath, making it as functional as it is inviting. The breezeway is ideal for entertaining friends & family—or simply unwinding in the fresh air. Enjoy stunning water views & take in breathtaking sunrises & sunsets from the porch. This is the perfect spot to relax, recharge, & experience the beauty of waterfront living. Sold as is. Great for a VRBO! Motivated Seller

11. 2026-04-15
    price $145,000 1045-char remark

    Show marketing remark (1045 chars)

    Escape to your own private retreat! This 1.4-acre rural property offers peace, relaxation, & water access. The charming 2-bedroom home features a private boat stall, lift, & a sturdy bulkhead—no need for off-site boat storage. In less than 5 minutes, you can cruise from your slip straight to the bay. For added convenience, a neighborhood boat launch is located at the end of the street. Recent upgrades within the last 2 years include updated boat lift, new aerobic septic system, & the addition of an elevator. The AC/heat system was also replaced about a year ago. Under the home you’ll find 2 separate storage areas & full bath, making it as functional as it is inviting. The breezeway is ideal for entertaining friends & family—or simply unwinding in the fresh air. Enjoy stunning water views & take in breathtaking sunrises & sunsets from the porch. This is the perfect spot to relax, recharge, & experience the beauty of waterfront living. Sold as is. Great for a VRBO! Motivated Seller

12. 2026-03-16
    listed $170,000 Active 1045-char remark

    Show marketing remark (1045 chars)

    Escape to your own private retreat! This 1.4-acre rural property offers peace, relaxation, & water access. The charming 2-bedroom home features a private boat stall, lift, & a sturdy bulkhead—no need for off-site boat storage. In less than 5 minutes, you can cruise from your slip straight to the bay. For added convenience, a neighborhood boat launch is located at the end of the street. Recent upgrades within the last 2 years include updated boat lift, new aerobic septic system, & the addition of an elevator. The AC/heat system was also replaced about a year ago. Under the home you’ll find 2 separate storage areas & full bath, making it as functional as it is inviting. The breezeway is ideal for entertaining friends & family—or simply unwinding in the fresh air. Enjoy stunning water views & take in breathtaking sunrises & sunsets from the porch. This is the perfect spot to relax, recharge, & experience the beauty of waterfront living. Sold as is. Great for a VRBO! Motivated Seller

13. 2026-03-16
    price $170,000

    Show marketing remark (1045 chars)

    Escape to your own private retreat! This 1.4-acre rural property offers peace, relaxation, & water access. The charming 2-bedroom home features a private boat stall, lift, & a sturdy bulkhead—no need for off-site boat storage. In less than 5 minutes, you can cruise from your slip straight to the bay. For added convenience, a neighborhood boat launch is located at the end of the street. Recent upgrades within the last 2 years include updated boat lift, new aerobic septic system, & the addition of an elevator. The AC/heat system was also replaced about a year ago. Under the home you’ll find 2 separate storage areas & full bath, making it as functional as it is inviting. The breezeway is ideal for entertaining friends & family—or simply unwinding in the fresh air. Enjoy stunning water views & take in breathtaking sunrises & sunsets from the porch. This is the perfect spot to relax, recharge, & experience the beauty of waterfront living. Sold as is. Great for a VRBO! Motivated Seller

14. 2026-03-16
    historical

    Show marketing remark (1045 chars)

    Escape to your own private retreat! This 1.4-acre rural property offers peace, relaxation, & water access. The charming 2-bedroom home features a private boat stall, lift, & a sturdy bulkhead—no need for off-site boat storage. In less than 5 minutes, you can cruise from your slip straight to the bay. For added convenience, a neighborhood boat launch is located at the end of the street. Recent upgrades within the last 2 years include updated boat lift, new aerobic septic system, & the addition of an elevator. The AC/heat system was also replaced about a year ago. Under the home you’ll find 2 separate storage areas & full bath, making it as functional as it is inviting. The breezeway is ideal for entertaining friends & family—or simply unwinding in the fresh air. Enjoy stunning water views & take in breathtaking sunrises & sunsets from the porch. This is the perfect spot to relax, recharge, & experience the beauty of waterfront living. Sold as is. Great for a VRBO! Motivated Seller

15. 2026-03-16
    listed $150,000 Active

    Show marketing remark (1045 chars)

    Escape to your own private retreat! This 1.4-acre rural property offers peace, relaxation, & water access. The charming 2-bedroom home features a private boat stall, lift, & a sturdy bulkhead—no need for off-site boat storage. In less than 5 minutes, you can cruise from your slip straight to the bay. For added convenience, a neighborhood boat launch is located at the end of the street. Recent upgrades within the last 2 years include updated boat lift, new aerobic septic system, & the addition of an elevator. The AC/heat system was also replaced about a year ago. Under the home you’ll find 2 separate storage areas & full bath, making it as functional as it is inviting. The breezeway is ideal for entertaining friends & family—or simply unwinding in the fresh air. Enjoy stunning water views & take in breathtaking sunrises & sunsets from the porch. This is the perfect spot to relax, recharge, & experience the beauty of waterfront living. Sold as is. Great for a VRBO! Motivated Seller

16. 2026-02-02
    historical
17. 2025-09-21
    listed $260,000 Active
18. 2023-08-10
    soldstatus Sold
19. 2023-08-10
    soldstatus
20. 2023-08-08
    status Pending
21. 2023-06-01
    status Active
22. 2023-05-17
    price $428,000
23. 2023-05-17
    historical
24. 2023-05-16
    listed $426,000 Active
25. 2014-01-01
    historical
26. 2013-07-08
    listed $125,000
27. 2013-06-18
    historical
28. 2012-04-17
    listed $125,000
29. 2009-04-06
    soldstatus
30. 2009-04-03
    soldstatus
31. 2009-03-20
    historical
32. 2009-03-12
    listed $60,000
33. 2003-12-24
    soldstatus
34. 2003-08-01
    soldstatus
35. 2002-09-09
    soldstatus
36. 2002-04-30
    soldstatus
37. 1988-10-04
    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: $3,073 · $256/mo
• Projected year-2 tax: $3,073 · $256/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $20,694
• − Mortgage interest: −$7,562
• − Property taxes: −$3,073
• − Insurance: −$5,794
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − HOA: −$1,248
• − Depreciation: −$3,927
• Taxable loss: −$4,221
• Est. tax savings @ 24.0%: +$1,013
• After-tax cash flow: $-1,248/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: Anahuac ISD
• NCES district ID: 4808190
• Math proficiency: 41% ▼ -22.00%
• Reading proficiency: 41% ▼ -7.00%
• Median HH income: $46,714
• Composite: 35.02/100
• National rank: #5043
• State rank: #373 of 826 in TX

Livability — Oak Island

• Score: 44/100
• State rank: #1571
• US rank: #26816

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,213

Population outlook (Chambers County) Hauer SSP2

• Today (2025): 46,946 people
• By 2030: 51,094 · +8.8%
• By 2040: 59,578 · +26.9%
• By 2050: 68,318 · +45.5%
• By 2075: 90,485 · +92.7%
• By 2100: 104,885 · +123.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Hispanic / Latino 29% Two or more races 13% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Lithuanian 4% Slovak 2% Scandinavian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 23% Vietnamese 3%

Political lean MEDSL · Chambers

• 2024 margin: Solid R (+65.6) · D 16.8% · R 82.4%
• 2008→2024 swing: -14.4pp toward R · 2008: -51.2pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+61.7 2016: R+62.1 2012: R+61.1 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.88%
• Current HPI: 203.8454
• 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

+125.0% since first listed

31 events — show timeline

• 2026-04-29 Price Changed $135,000 HARMLS
• 2026-04-28 Relisted — HARMLS
• 2026-04-25 Pending — HARMLS
• 2026-04-25 Pending — HARMLS
• 2026-04-15 Price Changed $145,000 HARMLS
• 2026-03-16 Listed $150,000 HARMLS
• 2026-03-16 Listing Removed — HARMLS
• 2026-03-16 Price Changed $170,000 HARMLS
• 2026-03-16 Listed $170,000 HARMLS
• 2026-02-02 Listing Removed — HARMLS
• 2025-09-21 Listed $260,000 HARMLS
• 2023-08-10 Sold (Public Records) — Public Records
• 2023-08-10 Sold (MLS) — HARMLS
• 2023-08-08 Pending — HARMLS
• 2023-06-01 Relisted — HARMLS
• 2023-05-17 Listing Removed — HARMLS
• 2023-05-17 Price Changed $428,000 HARMLS
• 2023-05-16 Listed $426,000 HARMLS
• 2014-01-01 Listing Removed — HARMLS
• 2013-07-08 Listed $125,000 HARMLS
• 2013-06-18 Listing Removed — HARMLS
• 2012-04-17 Listed $125,000 HARMLS
• 2009-04-06 Sold (Public Records) — Public Records
• 2009-04-03 Sold (MLS) — HARMLS
• 2009-03-20 Listing Removed — HARMLS
• 2009-03-12 Listed $60,000 HARMLS
• 2003-12-24 Sold (Public Records) — Public Records
• 2003-08-01 Sold (Public Records) — Public Records
• 2002-09-09 Sold (Public Records) — Public Records
• 2002-04-30 Sold (Public Records) — Public Records
• 1988-10-04 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,073 · -0.0% YoY. Source: county tax records.