206 S Texas St · Texas City, TX 77591

$179,900

4 bd · 2.0 ba · 1,866 sqft · SingleFamily public records · 170 Days on market

Built 1972 7,135 sqft lot $96/sqft · 8% below area Est $195k · 8% under

---

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 +19.8/30.0
• ARV discount +10.9/15.0
• 1% rule +6.7/10.0
• DSCR +6.3/10.0
• Rent growth +3.7/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing 4 bedroom 3 bath ready for move in! Large lot. Kitchen opens up to the dining area. Arched doorway, tile flooring and plenty of closet/storage space. Spacious bedrooms. Large backyard & fresh paint. Make an appointment to view today!

Key facts

• 7,135 sq ft lot
• Built 1972
• Listed 169 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.3% in Texas City — 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 62/100 on livability (#907 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities 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 fast (+4.7%/yr); 240 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($69k/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.
• 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 170 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $41k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• 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 $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.17% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 7.1

CMA / ARV

• ARV (median comp): $194,595
• List price: $179,900
• Delta: -7.55%
• 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
112 S Rose St	0.17mi	4/3.0	1,812 (-3%)	9mo	$244,900	$135	76
6913 Carver	0.09mi	3/2.5 (-1)	1,676 (-10%)	2mo	$219,900	$131	70
7426 Nightingale Cir	0.52mi	4/2.0	1,757 (-6%)	1mo	$215,000	$122	65
2012 Bellview	0.55mi	4/3.0	1,812 (-3%)	1mo	$254,900	$141	65
2832 Ashley St	0.43mi	3/2.0 (-1)	1,750 (-6%)	1mo	$289,000	$165	63
114 S Rose St	0.17mi	3/2.5 (-1)	1,676 (-10%)	6mo	$229,900	$137	63
26 N Golden Oak Dr	0.51mi	4/2.0	1,940 (+4%)	10mo	$225,000	$116	62
121 Lake Rd	0.63mi	3/2.0 (-1)	1,909 (+2%)	4mo	$68,000	$36	58
6026 Diamond Ct	0.68mi	4/2.5	2,012 (+8%)	4mo	$145,000	$72	50
7224 Oriole St	0.48mi	3/2.0 (-1)	1,629 (-13%)	7mo	$285,000	$175	45
3116 Mckinney Dr	0.57mi	4/2.0	2,116 (+13%)	7mo	$165,000	$78	45
8002 W Red Oak Ln	0.70mi	4/2.0	1,609 (-14%)	4mo	$229,000	$142	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 · 4.67% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-11,682
• Equity at exit: $26,824

10-year hold

• IRR: 5.7%
• Equity multiple: 1.46×
• Total profit: $23,381
• Equity at exit: $15,554

Cash invested: $50,372 (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 77591

• Home prices YoY: -5.6%
• Rents YoY: 4.7%
• Active inventory: 240
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,103 high
• Mortgage (P&I): −$943
• Tax from tax record: −$427 /mo · $5,128/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $215

Break-even live

Break-even rent $1,830

Max offer price $179,900

Occupancy floor 85%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14403 Daniel Shores Dr La Marque, TX	4.0	3.0–3.5	1872	$2,600	$1.39	1d	12	0.89mi
1006 E Camp Cir La Marque, TX	3.0	1.0	1230	$1,500	$1.22	24d	1	0.91mi
8208 Ash Rd Texas City, TX	4.0	2.0	1701	$1,795	$1.06	43d	1	0.98mi
203 Beatrice St La Marque, TX	3.0	1.0	1304	$1,395	$1.07	24d	1	1.08mi
1401 Austin St La Marque, TX	4.0	3.0	1542	$2,400	$1.56	43d	1	1.18mi
1230 Kirsten St La Marque, TX	3.0	2.0	1704	$1,660	$0.97	2d	1	1.38mi

Listing history 28 events

1. 2026-06-18
   days on market $179,900 Active 170 DOM
2. 2026-06-17
   days on market $179,900 Active 169 DOM
3. 2026-06-16
   days on market $179,900 Active 168 DOM
4. 2026-06-15
   price $179,900 Active 167 DOM
5. 2026-06-15
   days on market $184,900 Active 167 DOM
6. 2026-06-13
   days on market $184,900 Active 165 DOM
7. 2026-06-09
   days on market $184,900 Active 161 DOM
8. 2026-06-08
   days on market $184,900 Active 160 DOM
9. 2026-06-07
   pricedays on market $184,900 Active 159 DOM
10. 2026-06-04
    days on market $189,900 Active 156 DOM
11. 2026-06-03
    days on market $189,900 Active 155 DOM
12. 2026-06-02
    days on market $189,900 Active 154 DOM
13. 2026-06-01
    days on market $189,900 Active 153 DOM
14. 2026-05-31
    days on market $189,900 Active 152 DOM
15. 2026-05-06
    price $189,900 246-char remark

    Show marketing remark (246 chars)

    Amazing 4 bedroom 3 bath ready for move in! Large lot. Kitchen opens up to the dining area. Arched doorway, tile flooring and plenty of closet/storage space. Spacious bedrooms. Large backyard & fresh paint. Make an appointment to view today!

16. 2026-01-21
    price $194,900 246-char remark

    Show marketing remark (246 chars)

    Amazing 4 bedroom 3 bath ready for move in! Large lot. Kitchen opens up to the dining area. Arched doorway, tile flooring and plenty of closet/storage space. Spacious bedrooms. Large backyard & fresh paint. Make an appointment to view today!

17. 2025-12-30
    listed $221,000 Active 246-char remark

    Show marketing remark (246 chars)

    Amazing 4 bedroom 3 bath ready for move in! Large lot. Kitchen opens up to the dining area. Arched doorway, tile flooring and plenty of closet/storage space. Spacious bedrooms. Large backyard & fresh paint. Make an appointment to view today!

18. 2024-04-26
    historical $1,700
19. 2024-04-06
    listed $1,700
20. 2023-06-16
    historical
21. 2023-06-14
    listed $195,000 Active
22. 2023-04-13
    historical
23. 2023-01-25
    price $194,100
24. 2022-11-07
    listed $195,000 Active
25. 2013-03-06
    soldstatus
26. 2013-02-06
    historical
27. 2013-01-01
    listed $34,900
28. 1996-07-18
    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: $5,128 · $427/mo
• Projected year-2 tax: $5,128 · $427/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 (shaded) · 54% 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: $25,232
• − Mortgage interest: −$10,077
• − Property taxes: −$5,128
• − Insurance: −$900
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − Depreciation: −$5,233
• Taxable loss: −$143
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $2,620/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 — Texas City

• Score: 62/100
• State rank: #907
• US rank: #16268

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Texas City, TX
• County: Galveston County · 357,330 people
• City population: 49,936
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 18,294
• Household income: $68,593
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 718.0

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 0.65)
• Race & ethnicity: Black 50% White 26% Hispanic / Latino 19% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Chinese 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: ▼ -14.63%
• Current HPI: 247.1905
• Rent YoY: ▲ 4.67%
• 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

+444.1% since first listed

14 events — show timeline

• 2026-05-06 Price Changed $189,900 HARMLS
• 2026-01-21 Price Changed $194,900 HARMLS
• 2025-12-30 Listed $221,000 HARMLS
• 2024-04-26 Rental Removed $1,700 HARMLS
• 2024-04-06 Listed for Rent $1,700 HARMLS
• 2023-06-16 Listing Removed — HARMLS
• 2023-06-14 Listed $195,000 HARMLS
• 2023-04-13 Listing Removed — HARMLS
• 2023-01-25 Price Changed $194,100 HARMLS
• 2022-11-07 Listed $195,000 HARMLS
• 2013-03-06 Sold (MLS) — HARMLS
• 2013-02-06 Listing Removed — HARMLS
• 2013-01-01 Listed $34,900 HARMLS
• 1996-07-18 Sold (Public Records) — Public Records

Property tax history

+17.3%/yr

Latest (2025): $5,128 · +7.8% YoY. Source: county tax records.