4815 8th St · Bacliff, TX 77518

$135,000

2 bd · 2.0 ba · 800 sqft · SingleFamily public records · 43 Days on market

Built 1995 3,123 sqft lot $169/sqft · at area comps Est $136k · at est. ↓ 20% since listing

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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 +22.4/30.0
• ARV discount +7.9/15.0
• DSCR +7.2/10.0
• 1% rule +6.1/10.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 2 Story House with Charm. Freshly Painted Exterior and Interior. Central Air Conditioning to keep cool in the Summer and Efficient Natural Gas to keep warmer in the winter. Near the water and free places to launch your boat and go fishing. Plenty of parking and a storage shed and a front yard for barbeques. Close to the new park Bayside Community Park. Several Restaurants Seafood, Cajun, Mexican, etc. Kemah Boardwalk, League City and a short drive to Galveston Island makes living here feel like a vacation year round. 146 Highway and Freeway improvements will facilitate quick access to Houston and surrounding areas.

Key facts

• 3,123 sq ft lot
• Built 1995
• Listed 43 days

Property features AI

Finance

• Other: Municipal Utility District disclosure
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Entry-level living area of 800; Facing direction not specified
• Construction: Built in 1995; Wood siding and other/unknown construction materials; Composition roof; Block foundation
• Exterior features: Subdivision lot

Interior

• Bedrooms: Up to 2 possible bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Total of 3 rooms

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 $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 35% 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 $933 of loan paydown is wiped out by about $4k 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 43 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.13%
• DSCR: 1.32
• GRM: 7.5

CMA / ARV

• ARV (median comp): $136,177
• List price: $135,000
• Delta: -0.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4705 8th St	0.15mi	1/1.0 (-1)	880 (+10%)	22mo	$385,000	$438	49
4111 Brown St	0.62mi	2/1.0	850 (+6%)	10mo	$134,900	$159	48
4730 Oleander St	0.49mi	3/1.0 (+1)	915 (+14%)	0mo	$135,000	$148	44
4102 Houx St	0.66mi	2/1.0	840 (+5%)	24mo	$159,900	$190	37
4222 Sevan St	0.61mi	2/1.0	704 (-12%)	15mo	$139,900	$199	35
4803 W Bayshore Dr	0.70mi	2/1.0	690 (-14%)	12mo	$199,900	$290	30
4311 14th St	0.59mi	1/1.0 (-1)	714 (-11%)	21mo	$82,500	$116	28

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-11,729
• Equity at exit: $20,129

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $3,070
• 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 77518

• Home prices YoY: -7.6%
• Active inventory: 62
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,497 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$194 /mo · $2,324/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $158

Break-even live

Break-even rent $1,297

Max offer price $135,000

Occupancy floor 84%

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
804 E AVE Unit 2 Bacliff, TX	2.0	1.0	850	$1,100	$1.29	44d	1	0.12mi
320 Louisiana Ave Bacliff, TX	2.0	1.0	786	$2,150	$2.74	1d	1	0.85mi

Listing history 23 events

1. 2026-06-18
   days on market $135,000 Active 43 DOM
2. 2026-06-17
   days on market $135,000 Active 42 DOM
3. 2026-06-16
   days on market $135,000 Active 41 DOM
4. 2026-06-15
   days on market $135,000 Active 40 DOM
5. 2026-06-13
   days on market $135,000 Active 38 DOM
6. 2026-06-09
   days on market $135,000 Active 34 DOM
7. 2026-06-08
   days on market $135,000 Active 33 DOM
8. 2026-06-07
   days on market $135,000 Active 32 DOM
9. 2026-06-04
   days on market $135,000 Active 29 DOM
10. 2026-06-03
    days on market $135,000 Active 28 DOM
11. 2026-06-02
    days on market $135,000 Active 27 DOM
12. 2026-06-01
    days on market $135,000 Active 26 DOM
13. 2026-05-31
    days on market $135,000 Active 25 DOM
14. 2026-05-06
    listed $135,000 Active 429-char remark
15. 2023-10-12
    soldstatus
16. 2023-10-11
    soldstatus Sold 629-char remark

    Show marketing remark (629 chars)

    Cute 2 Story House with Charm. Freshly Painted Exterior and Interior. Central Air Conditioning to keep cool in the Summer and Efficient Natural Gas to keep warmer in the winter. Near the water and free places to launch your boat and go fishing. Plenty of parking and a storage shed and a front yard for barbeques. Close to the new park Bayside Community Park. Several Restaurants Seafood, Cajun, Mexican, etc. Kemah Boardwalk, League City and a short drive to Galveston Island makes living here feel like a vacation year round. 146 Highway and Freeway improvements will facilitate quick access to Houston and surrounding areas.

17. 2023-09-02
    status Pending 629-char remark

    Show marketing remark (629 chars)

    Cute 2 Story House with Charm. Freshly Painted Exterior and Interior. Central Air Conditioning to keep cool in the Summer and Efficient Natural Gas to keep warmer in the winter. Near the water and free places to launch your boat and go fishing. Plenty of parking and a storage shed and a front yard for barbeques. Close to the new park Bayside Community Park. Several Restaurants Seafood, Cajun, Mexican, etc. Kemah Boardwalk, League City and a short drive to Galveston Island makes living here feel like a vacation year round. 146 Highway and Freeway improvements will facilitate quick access to Houston and surrounding areas.

18. 2023-08-25
    status Option Pending 629-char remark

    Show marketing remark (629 chars)

    Cute 2 Story House with Charm. Freshly Painted Exterior and Interior. Central Air Conditioning to keep cool in the Summer and Efficient Natural Gas to keep warmer in the winter. Near the water and free places to launch your boat and go fishing. Plenty of parking and a storage shed and a front yard for barbeques. Close to the new park Bayside Community Park. Several Restaurants Seafood, Cajun, Mexican, etc. Kemah Boardwalk, League City and a short drive to Galveston Island makes living here feel like a vacation year round. 146 Highway and Freeway improvements will facilitate quick access to Houston and surrounding areas.

19. 2023-08-15
    price $162,500 629-char remark

    Show marketing remark (629 chars)

    Cute 2 Story House with Charm. Freshly Painted Exterior and Interior. Central Air Conditioning to keep cool in the Summer and Efficient Natural Gas to keep warmer in the winter. Near the water and free places to launch your boat and go fishing. Plenty of parking and a storage shed and a front yard for barbeques. Close to the new park Bayside Community Park. Several Restaurants Seafood, Cajun, Mexican, etc. Kemah Boardwalk, League City and a short drive to Galveston Island makes living here feel like a vacation year round. 146 Highway and Freeway improvements will facilitate quick access to Houston and surrounding areas.

20. 2023-08-08
    listed $169,500 Active 629-char remark

    Show marketing remark (629 chars)

    Cute 2 Story House with Charm. Freshly Painted Exterior and Interior. Central Air Conditioning to keep cool in the Summer and Efficient Natural Gas to keep warmer in the winter. Near the water and free places to launch your boat and go fishing. Plenty of parking and a storage shed and a front yard for barbeques. Close to the new park Bayside Community Park. Several Restaurants Seafood, Cajun, Mexican, etc. Kemah Boardwalk, League City and a short drive to Galveston Island makes living here feel like a vacation year round. 146 Highway and Freeway improvements will facilitate quick access to Houston and surrounding areas.

21. 2019-02-22
    soldstatus
22. 2004-11-24
    soldstatus
23. 2003-08-05
    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: $2,324 · $194/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$146/yr (+$12/mo · 6.3%)

ⓘ 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) · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 27 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: $17,961
• − Mortgage interest: −$7,562
• − Property taxes: −$2,324
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$3,927
• Taxable loss: −$199
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $1,945/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

-20.4% since first listed

10 events — show timeline

• 2026-05-06 Listed $135,000 HARMLS
• 2023-10-12 Sold (Public Records) — Public Records
• 2023-10-11 Sold (MLS) — HARMLS
• 2023-09-02 Pending — HARMLS
• 2023-08-25 Pending — HARMLS
• 2023-08-15 Price Changed $162,500 HARMLS
• 2023-08-08 Listed $169,500 HARMLS
• 2019-02-22 Sold (Public Records) — Public Records
• 2004-11-24 Sold (Public Records) — Public Records
• 2003-08-05 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $2,324 · -7.2% YoY. Source: county tax records.