821 Woodhaven Lakes Dr · La Marque, TX 77568

$264,740

4 bd · 2.0 ba · 1,716 sqft · SingleFamily · 23 Days on market

Built 2026 Good condition $64/mo HOA · 3% of rent ↓ 4% 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 +10.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• DSCR +2.9/10.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks

The Oxford Floor Plan - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests. 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

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• Financial info: Lease not considered
• HOA & community: Association managed by ACMI Quality Association Manageme; Association amenities include pool, playground, park, and trails; Annual association fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Single-story (all primary living areas listed on first floor)
• Construction: Built in 2026; Brick and cement siding exterior; Composition roof; Slab foundation; Built by Lennar Homes
• Exterior features: Subdivision lot with a pond; Association pool; Playground, park, and trails (association amenities)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas range
• Bedrooms: Primary bedroom on first floor (15 x 15); Bedroom on first floor (10 x 11); Bedroom on first floor (10 x 10); Bedroom on first floor (10 x 10)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Breakfast bar; Kitchen and family room combo; Kitchen and dining combo; Separate shower; Tub with shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $264,740 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $275,521.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (13.8% below list).
• Recommended offer: $228k (13.8% 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, crime F, amenities 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.
• Zoned schools: Crosby Middle (math 25% / reading 33%, grade F, #1,103 of 1,662 statewide, top 67%, 410 students, 84% FRL); Hitchcock H S (math 47% / reading 47%, grade D-, #591 of 1,632 statewide, top 38%, 470 students, 77% FRL).
• 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 37% 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

• It's been on market 23 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.

Recommended offer $228,194 (13.8% 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: 0.83% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 10.1

CMA / ARV

• ARV (median comp): $275,521
• List price: $264,740
• Delta: -3.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
652 Burlina Rd	0.21mi	4/2.0	1,716 (0%)	1mo	$255,190	$149	90
644 Burlina Rd	0.21mi	4/2.0	1,716 (0%)	1mo	$275,990	$161	90
648 Burlina Rd	0.21mi	4/2.0	1,676 (-2%)	1mo	$249,990	$149	86
804 Indigo Springs Ln	0.29mi	3/2.0 (-1)	1,639 (-4%)	1mo	$249,800	$152	73
862 Sand Crab Ln	0.25mi	3/2.0 (-1)	1,873 (+9%)	1mo	$255,000	$136	67
805 Apple Blossom Dr	0.16mi	3/2.0 (-1)	1,501 (-12%)	1mo	$269,990	$180	66
1074 Garnet Star Dr	0.63mi	3/2.0 (-1)	1,732 (+1%)	0mo	$295,990	$171	64
996 Camellia Hills Ln	0.43mi	3/2.0 (-1)	1,526 (-11%)	1mo	$239,000	$157	56
1109 Black Rail St	0.47mi	3/2.0 (-1)	1,526 (-11%)	1mo	$245,000	$161	54
1341 Blue Moon Ln	0.65mi	4/2.0	1,872 (+9%)	1mo	$295,990	$158	54
1106 Radiant Ave	0.56mi	3/2.0 (-1)	1,548 (-10%)	1mo	$265,990	$172	52
1305 Blue Moon Ln	0.67mi	3/2.0 (-1)	1,491 (-13%)	1mo	$257,990	$173	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 · 3.95% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.31×
• Total profit: $-52,900
• Equity at exit: $41,081

10-year hold

• IRR: -10.2%
• Equity multiple: 0.35×
• Total profit: $-50,112
• Equity at exit: $23,822

Cash invested: $77,146 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,282 medium
• Mortgage (P&I): −$1,445
• Tax est. 1.5%: −$344 /mo · $4,133/yr
• Insurance: −$115
• HOA: −$64
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-165

Break-even live

Break-even rent $2,491

Max offer price $251,598

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-70	+0% $-165	+5% $-261	+10% $-356
Rent	-10% $-346	-5% $-255	+0% $-165	+5% $-75	+10% $15
Rate	-1.0pp $-27	-0.5pp $-95	base $-165	+0.5pp $-237	+1.0pp $-309

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: $68,880
• Closing costs: $8,266
• 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. 2026-06-08
   status $264,740 Pending 23 DOM
2. 2026-06-07
   days on market $264,740 Active 23 DOM
3. 2026-06-04
   days on market $264,740 Active 20 DOM
4. 2026-06-03
   days on market $264,740 Active 19 DOM
5. 2026-06-02
   days on market $264,740 Active 18 DOM
6. 2026-06-01
   days on market $264,740 Active 17 DOM
7. 2026-05-31
   days on market $264,740 Active 16 DOM
8. 2026-05-15
   listed $275,990 Active 587-char remark
9. 2026-05-12
   listed $275,990 Active 401-char remark

ⓘ 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: $27,383
• − Mortgage interest: −$15,433
• − Property taxes: −$4,133
• − Insurance: −$1,378
• − Repairs & maintenance: −$2,191
• − Management: −$2,191
• − HOA: −$768
• − Depreciation: −$8,015
• Taxable loss: −$6,725
• Est. tax savings @ 24.0%: +$1,614
• After-tax cash flow: $-370/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 · 23 photos

Good 80/100 Cosmetic rehab

This single-family home is in good condition with a modern and well-maintained interior and exterior. It is ready for a new owner or tenant with minor updates to enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value.
• Rental Replace the window treatments — Updated window treatments can improve the home's rental appeal and attract tenants.
• Both Install smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Replace the window treatments — Updated window treatments can improve the home's rental appeal and attract tenants. ↑
• Both Install smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

ⓘ 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

Price history

-4.1% since first listed

3 events — show timeline

• 2026-06-07 Pending — HARMLS
• 2026-05-26 Price Changed $264,740 HARMLS
• 2026-05-15 Listed $275,990 HARMLS