1901 Texoma St · Baytown, TX 77520

$155,000

3 bd · 1.0 ba · 1,660 sqft · SingleFamily public records · 58 Days on market

Built 1958 5,998 sqft lot $93/sqft · 12% below area Est $176k · 12% 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).

• Cash flow +12.9/30.0
• ARV discount +12.9/15.0
• 1% rule +4.5/10.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and full of character, this 4-bedroom, 2-bath home in Baytown’s Central Heights blends classic style with thoughtful updates. Inside, you’ll find beautiful cabinetry, durable tile flooring, and a warm, inviting layout perfect for everyday living. The garage conversion offers a spacious fourth bedroom, ideal for guests, a home office, or flex space. Each room reflects the home’s unique charm while providing modern comfort. Situated on a good-sized lot, there’s plenty of outdoor space to relax, garden, or entertain. A great opportunity to own an updated home with personality in an established neighborhood!

Key facts

• Good-sized lot
• Garage conversion
• Outdoor space

Tags

• GARAGE CONVERSION
• GOOD-SIZED LOT
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-10 ($-119/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (4.9% below list).
• Recommended offer: $147k (4.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.2% in Baytown — 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 69/100 on livability (#412 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, employment D+, crime F.
• Goose Creek CISD (urban): math 37% / reading 36% proficiency, ranked #473 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.3%/yr); 271 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 33% of the median local income ($54k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,441 (4.9% 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 58 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.95% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 8.8

CMA / ARV

• ARV (median comp): $176,291
• List price: $155,000
• Delta: -12.08%
• 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
1606 W Humble St	0.22mi	3/1.0	1,476 (-11%)	4mo	$125,000	$85	68
1906 Texoma St	0.04mi	3/2.0	1,517 (-9%)	15mo	$258,000	$170	67
604 Carnegie St	0.62mi	4/2.0 (+1)	1,698 (+2%)	2mo	$168,000	$99	57
1302 Edison St	0.65mi	3/2.0	1,436 (-14%)	16mo	$245,000	$171	30

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.35×
• Total profit: $-28,143
• Equity at exit: $23,111

10-year hold

• IRR: -15.4%
• Equity multiple: 0.20×
• Total profit: $-34,806
• Equity at exit: $13,402

Cash invested: $43,400 (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 77520

• Rents YoY: 1.3%
• Active inventory: 271
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,474 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$297 /mo · $3,567/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-10

Break-even live

Break-even rent $1,487

Max offer price $153,247

Occupancy floor 96%

Sensitivity live

Price	-10% $78	-5% $34	+0% $-10	+5% $-54	+10% $-98
Rent	-10% $-126	-5% $-68	+0% $-10	+5% $48	+10% $107
Rate	-1.0pp $68	-0.5pp $29	base $-10	+0.5pp $-50	+1.0pp $-91

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 Barrymore Blvd Baytown, TX	3.0	2.0	1200	$1,300	$1.08	6d	1	0.64mi
1601 Garth Rd Baytown, TX	2.0–3.0	1.0–2.5	1190	$1,499	$1.26	3d	5	0.83mi

Listing history 14 events

1. 2026-06-18
   days on market $155,000 Active 58 DOM
2. 2026-06-17
   days on market $155,000 Active 57 DOM
3. 2026-06-16
   days on market $155,000 Active 56 DOM
4. 2026-06-15
   days on market $155,000 Active 55 DOM
5. 2026-06-13
   days on market $155,000 Active 53 DOM
6. 2026-06-09
   days on market $155,000 Active 49 DOM
7. 2026-06-07
   days on market $155,000 Active 47 DOM
8. 2026-06-04
   days on market $155,000 Active 44 DOM
9. 2026-06-03
   days on market $155,000 Active 43 DOM
10. 2026-06-02
    days on market $155,000 Active 42 DOM
11. 2026-06-01
    days on market $155,000 Active 41 DOM
12. 2026-05-31
    days on market $155,000 Active 40 DOM
13. 2026-04-21
    listed $170,000 Active 644-char remark

    Show marketing remark (644 chars)

    Charming and full of character, this 4-bedroom, 2-bath home in Baytown’s Central Heights blends classic style with thoughtful updates. Inside, you’ll find beautiful cabinetry, durable tile flooring, and a warm, inviting layout perfect for everyday living. The garage conversion offers a spacious fourth bedroom, ideal for guests, a home office, or flex space. Each room reflects the home’s unique charm while providing modern comfort. Situated on a good-sized lot, there’s plenty of outdoor space to relax, garden, or entertain. A great opportunity to own an updated home with personality in an established neighborhood!

14. 1988-01-02
    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: $3,567 · $297/mo
• Projected year-2 tax: $3,567 · $297/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) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,693
• − Mortgage interest: −$8,682
• − Property taxes: −$3,567
• − Insurance: −$775
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − Depreciation: −$4,509
• Taxable loss: −$2,672
• Est. tax savings @ 24.0%: +$641
• After-tax cash flow: $522/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: Goose Creek CISD
• NCES district ID: 4821150
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $52,468
• Composite: 31.84/100
• National rank: #5877
• State rank: #473 of 826 in TX

Livability — Baytown

• Score: 69/100
• State rank: #412
• US rank: #8494

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baytown, TX
• County: Harris County · 4,702,590 people
• City population: 135,579
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 36,355
• Household income: $54,278
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1559.0

Population outlook (Harris County) Hauer SSP2

• Today (2025): 5,571,493 people
• By 2030: 6,089,821 · +9.3%
• By 2040: 7,142,806 · +28.2%
• By 2050: 8,185,864 · +46.9%
• By 2075: 10,574,329 · +89.8%
• By 2100: 12,109,958 · +117.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 55% White 30% Two or more races 19% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 21% · Canada, Vietnam
• Languages at home: 55% English-only · Spanish 43% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Harris

• 2024 margin: Lean D (+5.5) · D 52.0% · R 46.4% · Other 1.6%
• 2008→2024 swing: +3.9pp toward D · 2008: 1.6pp · 2024: 5.5pp
• All cycles: 2024: D+5.5 2020: D+13.3 2016: D+12.4 2012: D+0.1 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -143.36%
• Current HPI: 262.066
• Rent YoY: ▲ 1.30%
• 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

2 events — show timeline

• 2026-04-21 Listed $170,000 HARMLS
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+9.4%/yr

Latest (2025): $3,567 · -0.0% YoY. Source: county tax records.