1413 Brazos Ave · La Marque, TX 77568

$225,000

6 bd · 1.0 ba · 2,646 sqft · SingleFamily public records · 101 Days on market

Built 1950 9,801 sqft lot $85/sqft · 6% below area Est $239k · 6% 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 +18.8/30.0
• ARV discount +10.2/15.0
• DSCR +5.9/10.0
• 1% rule +5.8/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property offers the unique opportunity to own two separate homes on one lot, each with private access, making it an ideal addition to an investment portfolio. The front house is a 3 bed, 1.5 bath home featuring hardwood floors, central heating and air, a functional kitchen, and bathrooms. The home has been maintained as a solid rental property and is currently leased to a long-term tenant. The back house is a 3 bed, 2 bath garage apartment inlcudes several updates that have recently been completed, including a new roof with WPI-8 inspection, a new central HVAC system, and a new hot water heater installed at the end of 2025. This home is also currently leased to a long-term tenant. Both homes have been maintained in good working condition with no repairs currently needed. Rental documentation, lease information, and income history can be provided upon request. This is a strong income-producing property with immediate cash flow and long-term stability. Current rent totals $3250/mon

Key facts

• 9,801 sq ft lot
• Built 1950
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $205k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 5.6% in La Marque — 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 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, schools F, crime F.
• Texas City ISD (suburban): math 28% / reading 29% proficiency, ranked #655 of 826 in TX (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+4.0%/yr); 654 active listings in the ZIP; 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% 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 $7k 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 101 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $225k implies a 246% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $204,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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. 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: 1.08% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 7.7

CMA / ARV

• ARV (median comp): $239,357
• List price: $225,000
• Delta: -6.00%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2006 Evergreen Ln	0.23mi	5/3.0 (-1)	2,294 (-13%)	7mo	$198,500	$87	48
14310 Lunan Dr	0.73mi	5/3.0 (-1)	2,664 (+1%)	22mo	$369,673	$139	33

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-19,675
• Equity at exit: $33,548

10-year hold

• IRR: 2.5%
• Equity multiple: 1.19×
• Total profit: $11,656
• Equity at exit: $19,454

Cash invested: $63,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,441 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$430 /mo · $5,160/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $225

Break-even live

Break-even rent $2,157

Max offer price $225,000

Occupancy floor 86%

Sensitivity live

Price	-10% $352	-5% $288	+0% $225	+5% $161	+10% $97
Rent	-10% $32	-5% $128	+0% $225	+5% $321	+10% $417
Rate	-1.0pp $338	-0.5pp $282	base $225	+0.5pp $166	+1.0pp $107

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $225,000 Active 101 DOM
2. 2026-06-17
   days on market $225,000 Active 100 DOM
3. 2026-06-16
   days on market $225,000 Active 99 DOM
4. 2026-06-15
   days on market $225,000 Active 98 DOM
5. 2026-06-13
   days on market $225,000 Active 96 DOM
6. 2026-06-09
   days on market $225,000 Active 92 DOM
7. 2026-06-08
   days on market $225,000 Active 91 DOM
8. 2026-06-07
   days on market $225,000 Active 90 DOM
9. 2026-06-04
   days on market $225,000 Active 87 DOM
10. 2026-06-03
    days on market $225,000 Active 86 DOM
11. 2026-06-02
    days on market $225,000 Active 85 DOM
12. 2026-06-01
    days on market $225,000 Active 84 DOM
13. 2026-05-31
    days on market $225,000 Active 83 DOM
14. 2026-05-14
    price $225,000 999-char remark

    Show marketing remark (999 chars)

    This property offers the unique opportunity to own two separate homes on one lot, each with private access, making it an ideal addition to an investment portfolio. The front house is a 3 bed, 1.5 bath home featuring hardwood floors, central heating and air, a functional kitchen, and bathrooms. The home has been maintained as a solid rental property and is currently leased to a long-term tenant. The back house is a 3 bed, 2 bath garage apartment inlcudes several updates that have recently been completed, including a new roof with WPI-8 inspection, a new central HVAC system, and a new hot water heater installed at the end of 2025. This home is also currently leased to a long-term tenant. Both homes have been maintained in good working condition with no repairs currently needed. Rental documentation, lease information, and income history can be provided upon request. This is a strong income-producing property with immediate cash flow and long-term stability. Current rent totals $3250/mon

15. 2026-04-02
    price $230,000 999-char remark

    Show marketing remark (999 chars)

    This property offers the unique opportunity to own two separate homes on one lot, each with private access, making it an ideal addition to an investment portfolio. The front house is a 3 bed, 1.5 bath home featuring hardwood floors, central heating and air, a functional kitchen, and bathrooms. The home has been maintained as a solid rental property and is currently leased to a long-term tenant. The back house is a 3 bed, 2 bath garage apartment inlcudes several updates that have recently been completed, including a new roof with WPI-8 inspection, a new central HVAC system, and a new hot water heater installed at the end of 2025. This home is also currently leased to a long-term tenant. Both homes have been maintained in good working condition with no repairs currently needed. Rental documentation, lease information, and income history can be provided upon request. This is a strong income-producing property with immediate cash flow and long-term stability. Current rent totals $3250/mon

16. 2026-03-09
    listed $239,999 Active 999-char remark

    Show marketing remark (999 chars)

    This property offers the unique opportunity to own two separate homes on one lot, each with private access, making it an ideal addition to an investment portfolio. The front house is a 3 bed, 1.5 bath home featuring hardwood floors, central heating and air, a functional kitchen, and bathrooms. The home has been maintained as a solid rental property and is currently leased to a long-term tenant. The back house is a 3 bed, 2 bath garage apartment inlcudes several updates that have recently been completed, including a new roof with WPI-8 inspection, a new central HVAC system, and a new hot water heater installed at the end of 2025. This home is also currently leased to a long-term tenant. Both homes have been maintained in good working condition with no repairs currently needed. Rental documentation, lease information, and income history can be provided upon request. This is a strong income-producing property with immediate cash flow and long-term stability. Current rent totals $3250/mon

17. 2016-11-03
    soldstatus
18. 2016-11-01
    soldstatus Sold 385-char remark

    Show marketing remark (385 chars)

    2 FOR THE PRICE OF ONE! NICE 3 BEDROOM 1 1/2BATH IN FRONT AND 2 STORY REMODELED GARAGE HAS 3 BEDROOMS & 2 BATHS. BOTH CURRENTLY RENTED. WOULD BE GREAT FOR INVESTOR or MOTHER IN LAW TENANTS WOULD LIKE TO CONTINUE RENTING. BACK HOUSE HAS A PATIO OFF THE MASTER BEDROOM ON 2ND FLOOR. PLEASE GIVE AS MUCH NOTICE AS POSSIBLE FOR TENANTS IN FRT & BACK. ALL MEASUREMENTS ARE APPROX

19. 2016-09-27
    status Pending 385-char remark

    Show marketing remark (385 chars)

    2 FOR THE PRICE OF ONE! NICE 3 BEDROOM 1 1/2BATH IN FRONT AND 2 STORY REMODELED GARAGE HAS 3 BEDROOMS & 2 BATHS. BOTH CURRENTLY RENTED. WOULD BE GREAT FOR INVESTOR or MOTHER IN LAW TENANTS WOULD LIKE TO CONTINUE RENTING. BACK HOUSE HAS A PATIO OFF THE MASTER BEDROOM ON 2ND FLOOR. PLEASE GIVE AS MUCH NOTICE AS POSSIBLE FOR TENANTS IN FRT & BACK. ALL MEASUREMENTS ARE APPROX

20. 2016-09-27
    status Option Pending 385-char remark

    Show marketing remark (385 chars)

    2 FOR THE PRICE OF ONE! NICE 3 BEDROOM 1 1/2BATH IN FRONT AND 2 STORY REMODELED GARAGE HAS 3 BEDROOMS & 2 BATHS. BOTH CURRENTLY RENTED. WOULD BE GREAT FOR INVESTOR or MOTHER IN LAW TENANTS WOULD LIKE TO CONTINUE RENTING. BACK HOUSE HAS A PATIO OFF THE MASTER BEDROOM ON 2ND FLOOR. PLEASE GIVE AS MUCH NOTICE AS POSSIBLE FOR TENANTS IN FRT & BACK. ALL MEASUREMENTS ARE APPROX

21. 2016-08-18
    status Pending 385-char remark

    Show marketing remark (385 chars)

    2 FOR THE PRICE OF ONE! NICE 3 BEDROOM 1 1/2BATH IN FRONT AND 2 STORY REMODELED GARAGE HAS 3 BEDROOMS & 2 BATHS. BOTH CURRENTLY RENTED. WOULD BE GREAT FOR INVESTOR or MOTHER IN LAW TENANTS WOULD LIKE TO CONTINUE RENTING. BACK HOUSE HAS A PATIO OFF THE MASTER BEDROOM ON 2ND FLOOR. PLEASE GIVE AS MUCH NOTICE AS POSSIBLE FOR TENANTS IN FRT & BACK. ALL MEASUREMENTS ARE APPROX

22. 2016-08-15
    status Option Pending 385-char remark

    Show marketing remark (385 chars)

    2 FOR THE PRICE OF ONE! NICE 3 BEDROOM 1 1/2BATH IN FRONT AND 2 STORY REMODELED GARAGE HAS 3 BEDROOMS & 2 BATHS. BOTH CURRENTLY RENTED. WOULD BE GREAT FOR INVESTOR or MOTHER IN LAW TENANTS WOULD LIKE TO CONTINUE RENTING. BACK HOUSE HAS A PATIO OFF THE MASTER BEDROOM ON 2ND FLOOR. PLEASE GIVE AS MUCH NOTICE AS POSSIBLE FOR TENANTS IN FRT & BACK. ALL MEASUREMENTS ARE APPROX

23. 2016-05-03
    price $151,500 385-char remark

    Show marketing remark (385 chars)

    2 FOR THE PRICE OF ONE! NICE 3 BEDROOM 1 1/2BATH IN FRONT AND 2 STORY REMODELED GARAGE HAS 3 BEDROOMS & 2 BATHS. BOTH CURRENTLY RENTED. WOULD BE GREAT FOR INVESTOR or MOTHER IN LAW TENANTS WOULD LIKE TO CONTINUE RENTING. BACK HOUSE HAS A PATIO OFF THE MASTER BEDROOM ON 2ND FLOOR. PLEASE GIVE AS MUCH NOTICE AS POSSIBLE FOR TENANTS IN FRT & BACK. ALL MEASUREMENTS ARE APPROX

24. 2015-12-09
    listed $152,000 Active 385-char remark

    Show marketing remark (385 chars)

    2 FOR THE PRICE OF ONE! NICE 3 BEDROOM 1 1/2BATH IN FRONT AND 2 STORY REMODELED GARAGE HAS 3 BEDROOMS & 2 BATHS. BOTH CURRENTLY RENTED. WOULD BE GREAT FOR INVESTOR or MOTHER IN LAW TENANTS WOULD LIKE TO CONTINUE RENTING. BACK HOUSE HAS A PATIO OFF THE MASTER BEDROOM ON 2ND FLOOR. PLEASE GIVE AS MUCH NOTICE AS POSSIBLE FOR TENANTS IN FRT & BACK. ALL MEASUREMENTS ARE APPROX

25. 2007-12-26
    soldstatus
26. 2005-02-24
    soldstatus $65,000
27. 2004-10-25
    soldstatus $65,000
28. 2001-06-06
    historical
29. 2000-10-04
    listed $65,000

ⓘ 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: $5,160 · $430/mo
• Projected year-2 tax: $5,160 · $430/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 6/10 Major FEMA zone X · 58% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,290
• − Mortgage interest: −$12,603
• − Property taxes: −$5,160
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,343
• − Management: −$2,343
• − Depreciation: −$6,545
• Taxable loss: −$831
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $2,894/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: Texas City ISD
• NCES district ID: 4842510
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $44,875
• Composite: 24.47/100
• National rank: #7664
• State rank: #655 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

+246.2% since first listed

16 events — show timeline

• 2026-05-14 Price Changed $225,000 HARMLS
• 2026-04-02 Price Changed $230,000 HARMLS
• 2026-03-09 Listed $239,999 HARMLS
• 2016-11-03 Sold (Public Records) — Public Records
• 2016-11-01 Sold (MLS) — HARMLS
• 2016-09-27 Pending — HARMLS
• 2016-09-27 Pending — HARMLS
• 2016-08-18 Pending — HARMLS
• 2016-08-15 Pending — HARMLS
• 2016-05-03 Price Changed $151,500 HARMLS
• 2015-12-09 Listed $152,000 HARMLS
• 2007-12-26 Sold (Public Records) — Public Records
• 2005-02-24 Sold (Public Records) $65,000 Public Records
• 2004-10-25 Sold (Public Records) $65,000 Public Records
• 2001-06-06 Listing Removed — HARMLS
• 2000-10-04 Listed $65,000 HARMLS

Property tax history

+10.6%/yr

Latest (2025): $5,160 · +23.6% YoY. Source: county tax records.