3736 Armand Dr · Dickinson, TX 77539

$294,900

5 bd · 3.5 ba · 3,306 sqft · SingleFamily public records · 57 Days on market

Built 2005 6,333 sqft lot $89/sqft · 25% below area Est $391k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.5/30.0
• 1% rule +4.1/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single-family home with an open layout and multiple windows providing natural light. Living area includes a stone fireplace. Kitchen features stainless steel appliances, cabinet storage, and tile backsplash, with both a dining area and breakfast nook. Primary bedroom includes an ensuite bathroom with walk-in shower and a walk-in closet with built-in storage. Second floor includes a game room and four additional bedrooms. Backyard is fully fenced.

Key facts

• Open layout
• Stone fireplace
• Walk-in shower

Tags

• OPEN LAYOUT
• STONE FIREPLACE
• STAINLESS STEEL APPLIANCES
• TILE BACKSPLASH
• ENSUITE BATHROOM
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-440 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (26.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (9.2% below list).
• Recommended offer: $217k (26.3% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 2.4% in Dickinson — 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 67/100 on livability (#533 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: schools D, amenities F, commute 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.
• Market conditions: Rents soft (-0.1%/yr); 676 active listings in the ZIP; 5 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; solid renter incomes; 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($89k/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 $9k 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 57 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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: property tax is 3.3% of price; 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 $217,224 (26.3% 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 57 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.91% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.42%
• DSCR: 0.76
• GRM: 9.2

CMA / ARV

• ARV (median comp): $391,417
• List price: $294,900
• Delta: -24.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
419 Old Orchard Dr	0.34mi	5/3.5	3,672 (+11%)	4mo	$768,000	$209	63
429 Old Orchard Dr	0.25mi	5/3.0	3,495 (+6%)	19mo	$850,000	$243	61
438 Old Orchard Dr	0.17mi	4/2.5 (-1)	3,072 (-7%)	16mo	$550,000	$179	58
14009 W Hughes Rd	0.68mi	5/2.5	3,707 (+12%)	3mo	$875,000	$236	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -31.7%
• Equity multiple: -0.01×
• Total profit: $-83,283
• Equity at exit: $43,971

10-year hold

• IRR: -65.0%
• Equity multiple: -0.66×
• Total profit: $-137,465
• Equity at exit: $25,498

Cash invested: $82,572 (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 77539

• Home prices YoY: -29.8%
• Rents YoY: -0.1%
• Active inventory: 676
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,679 high
• Mortgage (P&I): −$1,546
• Tax from tax record: −$820 /mo · $9,842/yr
• Insurance: −$123
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $-440

Break-even live

Break-even rent $3,235

Max offer price $217,224

Occupancy floor —

Sensitivity live

Price	-10% $-273	-5% $-356	+0% $-440	+5% $-523	+10% $-607
Rent	-10% $-651	-5% $-546	+0% $-440	+5% $-334	+10% $-228
Rate	-1.0pp $-291	-0.5pp $-365	base $-440	+0.5pp $-516	+1.0pp $-594

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: $73,725
• Closing costs: $8,847
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3117 Bay Creek Dr Dickinson, TX	4.0	2.5	2290	$2,656	$1.16	5d	1	0.57mi
122 Bright Brook Ln Dickinson, TX	4.0	3.0	2650	$2,450	$0.92	22d	1	1.20mi
6548 Dream Catcher Ln Dickinson, TX	4.0	2.5	2606	$2,700	$1.04	45d	1	1.20mi
3029 Cambridge Meadows Ln Dickinson, TX	4.0	2.5	2595	$2,175	$0.84	25d	1	1.30mi
6605 Fallen Breeze Ln Dickinson, TX	4.0	3.0	2718	$2,600	$0.96	45d	1	1.42mi

Listing history 27 events

1. 2026-06-13
   statusdays on market $294,900 Pending 57 DOM
2. 2026-06-09
   days on market $294,900 Active 56 DOM
3. 2026-06-08
   days on market $294,900 Active 55 DOM
4. 2026-06-07
   days on market $294,900 Active 54 DOM
5. 2026-06-04
   days on market $294,900 Active 51 DOM
6. 2026-06-03
   days on market $294,900 Active 50 DOM
7. 2026-06-02
   days on market $294,900 Active 49 DOM
8. 2026-06-02
   remarks 660-char remark
9. 2026-06-01
   days on market $294,900 Active 48 DOM
10. 2026-05-31
    days on market $294,900 Active 47 DOM
11. 2026-04-23
    soldstatus
12. 2026-04-14
    listed $294,900 Active 450-char remark

    Show marketing remark (450 chars)

    Single-family home with an open layout and multiple windows providing natural light. Living area includes a stone fireplace. Kitchen features stainless steel appliances, cabinet storage, and tile backsplash, with both a dining area and breakfast nook. Primary bedroom includes an ensuite bathroom with walk-in shower and a walk-in closet with built-in storage. Second floor includes a game room and four additional bedrooms. Backyard is fully fenced.

13. 2023-09-01
    soldstatus
14. 2023-08-31
    soldstatus Sold 1000-char remark

    Show marketing remark (1000 chars)

    Click the Virtual Tour link to view the 3D walkthrough. Welcome to this beautiful home ideally located near main roads and restaurants, offering convenience and accessibility to local amenities. As you enter, you'll be greeted by large windows that flood the space with natural light. The living room features and a stunning stone fireplace that provides warmth on cooler evenings. The kitchen is a chef's dream, offering ample cabinet space, sleek stainless steel appliances and a beautiful tile backsplash. There is both a formal dining area and a cozy breakfast nook. The primary room is a haven of comfort and relaxation, featuring an ensuite bath with standing shower and a walk-in closet complete with built-in organizers, offering functionality and convenience. Upstairs, you'll find a versatile game room and four additional bedrooms that provide ample space for everyone. Step outside to the fenced backyard, offering privacy and security. Don't miss the opportunity to make this home yours!

15. 2023-08-02
    status Pending, Continue to Show 1000-char remark

    Show marketing remark (1000 chars)

    Click the Virtual Tour link to view the 3D walkthrough. Welcome to this beautiful home ideally located near main roads and restaurants, offering convenience and accessibility to local amenities. As you enter, you'll be greeted by large windows that flood the space with natural light. The living room features and a stunning stone fireplace that provides warmth on cooler evenings. The kitchen is a chef's dream, offering ample cabinet space, sleek stainless steel appliances and a beautiful tile backsplash. There is both a formal dining area and a cozy breakfast nook. The primary room is a haven of comfort and relaxation, featuring an ensuite bath with standing shower and a walk-in closet complete with built-in organizers, offering functionality and convenience. Upstairs, you'll find a versatile game room and four additional bedrooms that provide ample space for everyone. Step outside to the fenced backyard, offering privacy and security. Don't miss the opportunity to make this home yours!

16. 2023-07-26
    status Option Pending 1000-char remark

    Show marketing remark (1000 chars)

    Click the Virtual Tour link to view the 3D walkthrough. Welcome to this beautiful home ideally located near main roads and restaurants, offering convenience and accessibility to local amenities. As you enter, you'll be greeted by large windows that flood the space with natural light. The living room features and a stunning stone fireplace that provides warmth on cooler evenings. The kitchen is a chef's dream, offering ample cabinet space, sleek stainless steel appliances and a beautiful tile backsplash. There is both a formal dining area and a cozy breakfast nook. The primary room is a haven of comfort and relaxation, featuring an ensuite bath with standing shower and a walk-in closet complete with built-in organizers, offering functionality and convenience. Upstairs, you'll find a versatile game room and four additional bedrooms that provide ample space for everyone. Step outside to the fenced backyard, offering privacy and security. Don't miss the opportunity to make this home yours!

17. 2023-07-06
    listed $380,000 Active 1000-char remark

    Show marketing remark (1000 chars)

    Click the Virtual Tour link to view the 3D walkthrough. Welcome to this beautiful home ideally located near main roads and restaurants, offering convenience and accessibility to local amenities. As you enter, you'll be greeted by large windows that flood the space with natural light. The living room features and a stunning stone fireplace that provides warmth on cooler evenings. The kitchen is a chef's dream, offering ample cabinet space, sleek stainless steel appliances and a beautiful tile backsplash. There is both a formal dining area and a cozy breakfast nook. The primary room is a haven of comfort and relaxation, featuring an ensuite bath with standing shower and a walk-in closet complete with built-in organizers, offering functionality and convenience. Upstairs, you'll find a versatile game room and four additional bedrooms that provide ample space for everyone. Step outside to the fenced backyard, offering privacy and security. Don't miss the opportunity to make this home yours!

18. 2012-07-31
    soldstatus
19. 2012-07-31
    soldstatus
20. 2012-07-23
    soldstatus
21. 2012-07-02
    historical
22. 2012-01-20
    listed $187,500
23. 2009-06-02
    soldstatus
24. 2008-08-28
    historical
25. 2008-03-06
    listed $219,999
26. 2008-02-14
    historical
27. 2007-08-14
    listed $223,500

ⓘ 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: $9,842 · $820/mo
• Projected year-2 tax: $9,842 · $820/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 7/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $32,146
• − Mortgage interest: −$16,519
• − Property taxes: −$9,842
• − Insurance: −$2,272
• − Repairs & maintenance: −$2,572
• − Management: −$2,572
• − Depreciation: −$8,579
• Taxable loss: −$10,209
• Est. tax savings @ 24.0%: +$2,450
• After-tax cash flow: $-2,826/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 — Dickinson

• Score: 67/100
• State rank: #533
• US rank: #10431

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dickinson, TX
• County: Galveston County · 357,330 people
• City population: 49,375
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 49,375
• Household income: $89,111
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 869.0

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 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 37% Two or more races 19% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 29% Puerto Rican 2%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 24% Vietnamese 1% Other Indo-European 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: ▼ -109.46%
• Current HPI: 258.0104
• Rent YoY: ▼ -0.12%
• 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

+31.9% since first listed

17 events — show timeline

• 2026-04-23 Sold (Public Records) — Public Records
• 2026-04-14 Listed $294,900 HARMLS
• 2023-09-01 Sold (Public Records) — Public Records
• 2023-08-31 Sold (MLS) — HARMLS
• 2023-08-02 Pending — HARMLS
• 2023-07-26 Pending — HARMLS
• 2023-07-06 Listed $380,000 HARMLS
• 2012-07-31 Sold (Public Records) — Public Records
• 2012-07-31 Sold (Public Records) — Public Records
• 2012-07-23 Sold (MLS) — HARMLS
• 2012-07-02 Listing Removed — HARMLS
• 2012-01-20 Listed $187,500 HARMLS
• 2009-06-02 Sold (Public Records) — Public Records
• 2008-08-28 Listing Removed — HARMLS
• 2008-03-06 Listed $219,999 HARMLS
• 2008-02-14 Listing Removed — HARMLS
• 2007-08-14 Listed $223,500 HARMLS

Property tax history

+5.4%/yr

Latest (2025): $9,842 · -0.7% YoY. Source: county tax records.