813 Woodhaven Lakes Dr · La Marque, TX 77568

$260,000

4 bd · 2.0 ba · 1,676 sqft · SingleFamily · 12 Days on market

Built 2026 Good condition Est $270k · at est. $64/mo HOA · 3% of rent

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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 +11.9/30.0
• ARV discount +9.1/15.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.5/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks

The Ramsey Floor Plan - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner’s suite with an attached bathroom and walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Intimate dining area
• Walk-in closet
• Single-story design

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• INTIMATE DINING AREA
• OWNER'S SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: Listing price $260,000

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family property (new construction spec home)
• Exterior features: Spec new construction (Ramsey plan); Address: 813 Woodhaven Lakes Dr, La Marque, TX 77568

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1,676 total living area)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-67 ($-808/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (12.7% below list).
• Recommended offer: $227k (12.7% below list) — sets the bar for 1% rule.

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.
• Hitchcock ISD (suburban): math 28% / reading 31% proficiency, ranked #628 of 826 in TX (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+4.0%/yr); 654 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $8k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $227,021 (12.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 0.87% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $269,836
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
648 Burlina Rd	0.21mi	4/2.0	1,676 (0%)	1mo	$249,990	$149	90
652 Burlina Rd	0.21mi	4/2.0	1,716 (+2%)	1mo	$255,190	$149	86
644 Burlina Rd	0.21mi	4/2.0	1,716 (+2%)	1mo	$275,990	$161	86
804 Indigo Springs Ln	0.29mi	3/2.0 (-1)	1,639 (-2%)	1mo	$249,800	$152	77
805 Apple Blossom Dr	0.16mi	3/2.0 (-1)	1,501 (-10%)	1mo	$269,990	$180	70
862 Sand Crab Ln	0.25mi	3/2.0 (-1)	1,873 (+12%)	1mo	$255,000	$136	63
1074 Garnet Star Dr	0.63mi	3/2.0 (-1)	1,732 (+3%)	0mo	$295,990	$171	60
996 Camellia Hills Ln	0.43mi	3/2.0 (-1)	1,526 (-9%)	1mo	$239,000	$157	59
1109 Black Rail St	0.47mi	3/2.0 (-1)	1,526 (-9%)	1mo	$245,000	$161	58
1106 Radiant Ave	0.56mi	3/2.0 (-1)	1,548 (-8%)	1mo	$265,990	$172	56
1341 Blue Moon Ln	0.65mi	4/2.0	1,872 (+12%)	1mo	$295,990	$158	49
1305 Blue Moon Ln	0.67mi	3/2.0 (-1)	1,491 (-11%)	1mo	$257,990	$173	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: -17.0%
• Equity multiple: 0.39×
• Total profit: $-44,155
• Equity at exit: $38,767

10-year hold

• IRR: -7.1%
• Equity multiple: 0.53×
• Total profit: $-34,508
• Equity at exit: $22,480

Cash invested: $72,800 (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 77568

• Home prices YoY: -22.7%
• Rents YoY: 4.0%
• Active inventory: 654
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,270 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$64
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-67

Break-even live

Break-even rent $2,355

Max offer price $250,258

Occupancy floor 98%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
453 Maple Bend Ln La Marque, TX	3.0	2.0	1860	$2,071	$1.11	20d	1	0.68mi

HOA detail

• Monthly dues: $64 · $768/yr

Listing history 9 events

1. 2026-06-13
   statusdays on market $260,000 Pending 12 DOM
2. 2026-06-09
   days on market $260,000 Active 11 DOM
3. 2026-06-08
   days on market $260,000 Active 10 DOM
4. 2026-06-07
   days on market $260,000 Active 9 DOM
5. 2026-06-04
   days on market $260,000 Active 6 DOM
6. 2026-06-03
   days on market $260,000 Active 5 DOM
7. 2026-06-02
   days on market $260,000 Active 4 DOM
8. 2026-06-01
   days on market $260,000 Active 3 DOM
9. 2026-05-31
   days on market $260,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,243
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,179
• − Management: −$2,179
• − HOA: −$768
• − Depreciation: −$7,564
• Taxable loss: −$5,212
• Est. tax savings @ 24.0%: +$1,251
• After-tax cash flow: $443/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This single-story home is in good condition with a modern design and well-maintained exterior. It offers a good investment opportunity with potential for both resale and rental value through minor updates and improvements.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can attract more buyers and renters.
• Both Adding smart home features — Modern technology can increase both resale and rental value.
• Resale Upgrading appliances — Newer, more energy-efficient appliances can attract more buyers.
• Rental Adding a smart thermostat — Smart thermostats can reduce energy costs and attract renters looking for energy-efficient homes.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can attract more buyers and renters. ↑
• Both Adding smart home features — Modern technology can increase both resale and rental value. ↑
• Resale Upgrading appliances — Newer, more energy-efficient appliances can attract more buyers. ↑
• Rental Adding a smart thermostat — Smart thermostats can reduce energy costs and attract renters looking for energy-efficient homes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hitchcock ISD
• NCES district ID: 4823310
• Math proficiency: 28% ▼ -2.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $47,041
• Composite: 25.5/100
• National rank: #7439
• State rank: #628 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