401 Lee Ave · Anahuac, TX 77514

$219,990

4 bd · 3.0 ba · 2,097 sqft · SingleFamily public records · 56 Days on market

Built 1971 0.49 ac lot $105/sqft · 36% below area Est $344k · 36% under

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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 +17.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +5.3/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.49 acre lot
• 2 garage spots
• Built 1971

Property features AI

Finance

• Other: Seller disclosure available

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (all main rooms listed on first floor)
• Construction: Brick construction; Built in 1971; Composition roof; Slab foundation
• Exterior features: Located in a subdivision

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: Primary bedroom on the first floor (15 x 11); Bedroom on the first floor (10 x 10); Bedroom on the first floor (10 x 12); Bedroom on the first floor (11 x 8); Four total rooms
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Dishwasher; Disposal; Microwave

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.9% in Anahuac — 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 70/100 on livability (#365 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute 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: 146 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 $2k of loan paydown is wiped out by about $7k 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 56 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 2.9% of price.
• Climate carrying-cost: moderate 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 $213,390 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 7.5

CMA / ARV

• ARV (median comp): $343,773
• List price: $219,990
• Delta: -36.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Lee Ave	0.27mi	4/3.0	1,800 (-14%)	2mo	$225,000	$125	62
1209 Kansas Ave S	0.42mi	3/2.0 (-1)	2,000 (-5%)	4mo	$390,000	$195	60
1207 Kansas Ave	0.43mi	3/2.0 (-1)	2,061 (-2%)	18mo	$215,000	$104	53
911 Oak St	0.45mi	4/3.0	2,308 (+10%)	12mo	$540,000	$234	52
1002 Ransom St	0.54mi	4/2.5	2,369 (+13%)	1mo	$175,000	$74	50
800 Trinity St	0.73mi	4/2.0	1,872 (-11%)	1mo	$259,000	$138	43
1005 Ransom St	0.54mi	3/2.0 (-1)	2,213 (+6%)	21mo	$335,000	$151	39
805 Belton Ln Unit 1/2	0.65mi	4/2.5	1,836 (-12%)	13mo	$259,000	$141	36

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: -11.5%
• Equity multiple: 0.58×
• Total profit: $-25,771
• Equity at exit: $32,801

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-9,195
• Equity at exit: $19,021

Cash invested: $61,597 (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: 146
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,434 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$525 /mo · $6,306/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $152

Break-even live

Break-even rent $2,242

Max offer price $219,990

Occupancy floor 89%

Sensitivity live

Price	-10% $277	-5% $214	+0% $152	+5% $90	+10% $28
Rent	-10% $-40	-5% $56	+0% $152	+5% $248	+10% $344
Rate	-1.0pp $263	-0.5pp $208	base $152	+0.5pp $95	+1.0pp $37

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: $54,998
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-22
   days on market $219,990 Active 56 DOM
2. 2026-06-21
   days on market $219,990 Active 55 DOM
3. 2026-06-18
   days on market $219,990 Active 52 DOM
4. 2026-06-17
   days on market $219,990 Active 51 DOM
5. 2026-06-16
   days on market $219,990 Active 50 DOM
6. 2026-06-15
   days on market $219,990 Active 49 DOM
7. 2026-06-13
   days on market $219,990 Active 47 DOM
8. 2026-06-09
   days on market $219,990 Active 43 DOM
9. 2026-06-08
   days on market $219,990 Active 42 DOM
10. 2026-06-07
    days on market $219,990 Active 41 DOM
11. 2026-06-04
    days on market $219,990 Active 38 DOM
12. 2026-06-03
    days on market $219,990 Active 37 DOM
13. 2026-06-02
    days on market $219,990 Active 36 DOM
14. 2026-06-01
    days on market $219,990 Active 35 DOM
15. 2026-05-31
    days on market $219,990 Active 34 DOM
16. 2026-04-27
    historical
17. 2026-04-27
    listed $219,990 Active
18. 2026-03-25
    price $224,990
19. 2026-02-01
    status Active
20. 2026-01-31
    historical
21. 2026-01-17
    price $229,000
22. 2025-11-19
    price $238,000
23. 2025-07-15
    historical
24. 2025-07-14
    listed $240,000 Active
25. 2025-07-08
    price $243,000
26. 2025-06-29
    price $245,000
27. 2025-03-05
    price $265,900
28. 2025-01-16
    listed $269,900 Active
29. 2022-05-25
    soldstatus
30. 2017-07-31
    soldstatus Sold
31. 2017-07-16
    status Pending
32. 2017-07-12
    status Option Pending
33. 2017-06-19
    price $42,000
34. 2017-06-13
    status Active
35. 2017-06-11
    status Option Pending
36. 2017-05-26
    listed $52,000 Active
37. 2004-08-19
    soldstatus
38. 2004-08-16
    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: $6,306 · $525/mo
• Projected year-2 tax: $6,306 · $525/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 5/10 Major FEMA zone X (unshaded) · 26% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥112°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: $29,208
• − Mortgage interest: −$12,323
• − Property taxes: −$6,306
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,337
• − Management: −$2,337
• − Depreciation: −$6,400
• Taxable loss: −$1,593
• Est. tax savings @ 24.0%: +$382
• After-tax cash flow: $2,207/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 — Anahuac

• Score: 70/100
• State rank: #365
• US rank: #7791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anahuac, TX
• 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

+323.1% since first listed

23 events — show timeline

• 2026-04-27 Listed $219,990 HARMLS
• 2026-04-27 Listing Removed — HARMLS
• 2026-03-25 Price Changed $224,990 HARMLS
• 2026-02-01 Relisted — HARMLS
• 2026-01-31 Listing Removed — HARMLS
• 2026-01-17 Price Changed $229,000 HARMLS
• 2025-11-19 Price Changed $238,000 HARMLS
• 2025-07-15 Listing Removed — HARMLS
• 2025-07-14 Listed $240,000 HARMLS
• 2025-07-08 Price Changed $243,000 HARMLS
• 2025-06-29 Price Changed $245,000 HARMLS
• 2025-03-05 Price Changed $265,900 HARMLS
• 2025-01-16 Listed $269,900 HARMLS
• 2022-05-25 Sold (Public Records) — Public Records
• 2017-07-31 Sold (MLS) — HARMLS
• 2017-07-16 Pending — HARMLS
• 2017-07-12 Pending — HARMLS
• 2017-06-19 Price Changed $42,000 HARMLS
• 2017-06-13 Relisted — HARMLS
• 2017-06-11 Pending — HARMLS
• 2017-05-26 Listed $52,000 HARMLS
• 2004-08-19 Sold (Public Records) — Public Records
• 2004-08-16 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $6,306 · +7.8% YoY. Source: county tax records.