1103 W Camp Cir · La Marque, TX 77568

$179,000

3 bd · 1.0 ba · 1,220 sqft · SingleFamily public records · 117 Days on market

Built 1962 7,840 sqft lot $147/sqft · 12% above area Est $160k · 12% over ↓ 13% since listing

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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 +16.8/30.0
• DSCR +5.2/10.0
• 1% rule +4.0/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +2.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this thoughtfully updated 3-bedroom, 2-bath home where modern upgrades meet everyday comfort. The inviting entrance welcomes you into a refreshed interior featuring stylish finishes and a functional layout. The kitchen offers ample cabinet space, perfect for storage and easy organization, while both full bathrooms have been fully updated with clean, contemporary details. Outside, enjoy a large fenced backyard ideal for entertaining, pets, or future possibilities, along with a spacious driveway that provides plenty of parking. This move-in-ready home blends modern appeal with practical living.

Key facts

• Updated interior
• Ample cabinet space
• Spacious driveway

Tags

• UPDATED INTERIOR
• AMPLE CABINET SPACE
• FULLY UPDATED BATHROOMS
• LARGE FENCED BACKYARD
• SPACIOUS DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (9.8% below list).
• Recommended offer: $162k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 5.6% in La Marque — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 59/100 on livability (#1,136 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime 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.
• Market conditions: Rents rising (+4.0%/yr); 661 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $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 117 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,536 (9.8% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
7. 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?
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: 0.90% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 9.2

CMA / ARV

• ARV (median comp): $160,313
• List price: $179,000
• Delta: 11.66%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2901 N Houston Dr	0.12mi	2/1.0 (-1)	1,098 (-10%)	2mo	$105,000	$96	71
1815 Thompson St	0.46mi	3/2.0	1,250 (+2%)	1mo	$199,000	$159	70
2026 Rosalee St	0.43mi	3/2.0	1,270 (+4%)	1mo	$189,000	$149	68
2904 Fannin St	0.25mi	2/1.0 (-1)	1,100 (-10%)	1mo	$107,500	$98	66
118 Brown St	0.58mi	3/1.0	1,275 (+4%)	1mo	$205,000	$161	65
504 Raymond St	0.44mi	3/2.0	1,313 (+8%)	2mo	$120,000	$91	61
3029 Taylor St	0.53mi	3/1.0	1,330 (+9%)	1mo	$135,000	$102	59
1405 Austin St	0.33mi	3/2.0	1,389 (+14%)	1mo	$235,000	$169	57
2709 Virginia St	0.37mi	2/2.0 (-1)	1,365 (+12%)	0mo	$183,500	$134	54
208 Preston St	0.64mi	3/1.0	1,364 (+12%)	1mo	$157,999	$116	50
1708 Rosalee St	0.62mi	2/2.0 (-1)	1,316 (+8%)	1mo	$180,000	$137	48
606 Roosevelt St	0.70mi	3/1.5	1,092 (-10%)	4mo	$179,900	$165	45

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 · 3.95% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-20,256
• Equity at exit: $26,689

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,918
• Equity at exit: $15,477

Cash invested: $50,120 (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 77568

• Home prices YoY: -22.7%
• Rents YoY: 4.0%
• Active inventory: 661
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,615 high
• Mortgage (P&I): −$939
• Tax from tax record: −$150 /mo · $1,795/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $113

Break-even live

Break-even rent $1,472

Max offer price $179,000

Occupancy floor 88%

Sensitivity live

Price	-10% $215	-5% $164	+0% $113	+5% $63	+10% $12
Rent	-10% $-14	-5% $49	+0% $113	+5% $177	+10% $241
Rate	-1.0pp $203	-0.5pp $159	base $113	+0.5pp $67	+1.0pp $20

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1006 E Camp Cir La Marque, TX	3.0	1.0	1230	$1,500	$1.22	26d	1	0.04mi
1013 Margot St La Marque, TX	3.0	2.0	1099	$1,500	$1.36	20d	1	0.21mi
306 Lake Rd Unit B La Marque, TX	2.0	1.0	816	$995	$1.22	45d	1	0.51mi
2328 Boss St La Marque, TX	2.0	1.0	848	$925	$1.09	14d	2	0.52mi
2729 Main St La Marque, TX	2.0	1.0–2.0	864	$950	$1.10	0d	3	0.79mi
309 S Bell Dr Texas City, TX	2.0	2.0	1316	$1,650	$1.25	45d	1	0.90mi
1825 Bayou Rd La Marque, TX	2.0	1.0	1200	$1,195	$1.00	45d	1	0.96mi
203 Beatrice St La Marque, TX	3.0	1.0	1304	$1,395	$1.07	26d	1	1.03mi
7510 Hummingbird Ln Texas City, TX	3.0	1.5	1200	$1,550	$1.29	4d	1	1.06mi
711 Avenue A Unit 4 La Marque, TX	2.0	1.0	750	$799	$1.07	45d	1	1.40mi

Listing history 5 events

1. 2026-04-29
   price $179,000 609-char remark

   Show marketing remark (609 chars)

   Step into this thoughtfully updated 3-bedroom, 2-bath home where modern upgrades meet everyday comfort. The inviting entrance welcomes you into a refreshed interior featuring stylish finishes and a functional layout. The kitchen offers ample cabinet space, perfect for storage and easy organization, while both full bathrooms have been fully updated with clean, contemporary details. Outside, enjoy a large fenced backyard ideal for entertaining, pets, or future possibilities, along with a spacious driveway that provides plenty of parking. This move-in-ready home blends modern appeal with practical living.

2. 2026-03-02
   price $186,000 609-char remark

   Show marketing remark (609 chars)

   Step into this thoughtfully updated 3-bedroom, 2-bath home where modern upgrades meet everyday comfort. The inviting entrance welcomes you into a refreshed interior featuring stylish finishes and a functional layout. The kitchen offers ample cabinet space, perfect for storage and easy organization, while both full bathrooms have been fully updated with clean, contemporary details. Outside, enjoy a large fenced backyard ideal for entertaining, pets, or future possibilities, along with a spacious driveway that provides plenty of parking. This move-in-ready home blends modern appeal with practical living.

3. 2026-01-29
   listed $205,000 Active 609-char remark

   Show marketing remark (609 chars)

   Step into this thoughtfully updated 3-bedroom, 2-bath home where modern upgrades meet everyday comfort. The inviting entrance welcomes you into a refreshed interior featuring stylish finishes and a functional layout. The kitchen offers ample cabinet space, perfect for storage and easy organization, while both full bathrooms have been fully updated with clean, contemporary details. Outside, enjoy a large fenced backyard ideal for entertaining, pets, or future possibilities, along with a spacious driveway that provides plenty of parking. This move-in-ready home blends modern appeal with practical living.

4. 2025-09-02
   soldstatus
5. 2018-09-27
   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: $1,795 · $150/mo
• Projected year-2 tax: $3,276 · $273/mo
• Expected delta: +$1,480/yr (+$123/mo · 82.4%)

ⓘ 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 (shaded) · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 27 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: $19,384
• − Mortgage interest: −$10,027
• − Property taxes: −$1,795
• − Insurance: −$895
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$5,207
• Taxable loss: −$1,642
• Est. tax savings @ 24.0%: +$394
• After-tax cash flow: $1,753/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 — La Marque

• Score: 59/100
• State rank: #1136
• US rank: #20037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Marque, TX
• County: Galveston County · 357,330 people
• City population: 23,083
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 23,083
• Household income: $74,694
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 700.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 37% Hispanic / Latino 29% Black 26% Two or more races 17% Asian 3%
• Hispanic origin (detail): Mexican 22% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1% Serbian 1%
• Foreign-born: 8% · Canada
• Languages at home: 77% English-only · Spanish 21% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -69.39%
• Current HPI: 236.0239
• Rent YoY: ▲ 3.95%
• 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

-12.7% since first listed

5 events — show timeline

• 2026-04-29 Price Changed $179,000 HARMLS
• 2026-03-02 Price Changed $186,000 HARMLS
• 2026-01-29 Listed $205,000 HARMLS
• 2025-09-02 Sold (Public Records) — Public Records
• 2018-09-27 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,795 · +13.3% YoY. Source: county tax records.