707 W Houston Ave · Seadrift, TX 77983

$79,900

3 bd · 1.0 ba · 800 sqft · SingleFamily public records · 55 Days on market

Built 1963 7,100 sqft lot $100/sqft · 51% below area

---

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 +13.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• 1% rule +5.0/10.0
• DSCR +3.9/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great Investment Property located in the town of Seadrift. Could be a Great fishing camp not far from the Bay. Come take a look and see the great opportunities this home has.

Key facts

• 7,100 sq ft lot
• Built 1963
• Listed 55 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Water available
• Home design: Single-story; Resale property; Pillar/post/pier foundation
• Construction: Frame construction; Composition/shingle roof; Built (year source: assessor)
• Exterior features: Covered porch

Interior

• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air (one unit)
• Interior features: Kitchen/dining combo; Eat-in kitchen; Separate shower
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $-4 ($-43/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (0.8% below list).
• Meets the 1% rule at list price ($799 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 2.1% in Seadrift — 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 71/100 on livability (#333 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Calhoun County ISD (town): math 44% / reading 43% proficiency, ranked #293 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 117 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 95 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($552 loan paydown + $3k appreciation (3.2% local appreciation)).
• Calhoun County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 2.7% of price.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% 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 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.00% ✓
• Cap rate: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 8.3

CMA / ARV

• ARV (median comp): $162,278
• List price: $79,900
• Delta: -50.76%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 S 13th St	0.39mi	2/1.0 (-1)	810 (+1%)	1mo	$279,000	$344	74

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.46×
• Total profit: $10,296
• Equity at exit: $36,815

10-year hold

• IRR: 10.5%
• Equity multiple: 2.61×
• Total profit: $36,042
• Equity at exit: $57,437

Cash invested: $22,372 (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 77983

• Home prices YoY: 2.0%
• Active inventory: 117
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $799 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$182 /mo · $2,190/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $-4

Break-even live

Break-even rent $804

Max offer price $79,269

Occupancy floor 95%

Sensitivity live

Price	-10% $42	-5% $19	+0% $-4	+5% $-26	+10% $-49
Rent	-10% $-67	-5% $-35	+0% $-4	+5% $28	+10% $60
Rate	-1.0pp $37	-0.5pp $17	base $-4	+0.5pp $-24	+1.0pp $-45

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1310 Broadway Ave Seadrift, TX	2.0	1.0	672	$799	$1.19	44d	1	0.48mi

Listing history 17 events

1. 2026-06-18
   days on market $79,900 Active 55 DOM
2. 2026-06-17
   days on market $79,900 Active 54 DOM
3. 2026-06-16
   days on market $79,900 Active 53 DOM
4. 2026-06-15
   days on market $79,900 Active 52 DOM
5. 2026-06-13
   days on market $79,900 Active 50 DOM
6. 2026-06-12
   days on market $79,900 Active 49 DOM
7. 2026-06-09
   days on market $79,900 Active 46 DOM
8. 2026-06-08
   days on market $79,900 Active 45 DOM
9. 2026-06-08
   days on market $79,900 Active 44 DOM
10. 2026-06-07
    days on market $79,900 Active 43 DOM
11. 2026-06-03
    days on market $79,900 Active 40 DOM
12. 2026-06-02
    days on market $79,900 Active 39 DOM
13. 2026-06-01
    days on market $79,900 Active 38 DOM
14. 2026-05-31
    days on market $79,900 Active 37 DOM
15. 2026-05-06
    status Active 174-char remark
16. 2026-05-01
    historical Active Under Contract 174-char remark
17. 2026-04-23
    listed $79,900 Active 174-char remark

ⓘ 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: $2,190 · $182/mo
• Projected year-2 tax: $2,190 · $182/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 (unshaded) · 64% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,588
• − Mortgage interest: −$4,476
• − Property taxes: −$2,190
• − Insurance: −$400
• − Repairs & maintenance: −$767
• − Management: −$767
• − Depreciation: −$2,324
• Taxable loss: −$1,335
• Est. tax savings @ 24.0%: +$320
• After-tax cash flow: $278/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: Calhoun County ISD
• NCES district ID: 4812480
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $48,588
• Composite: 37.27/100
• National rank: #4453
• State rank: #293 of 826 in TX

Livability — Seadrift

• Score: 71/100
• State rank: #333
• US rank: #7319

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seadrift, TX
• Population (ZIP): 2,707

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 23,512 people
• By 2030: 24,183 · +2.9%
• By 2040: 25,370 · +7.9%
• By 2050: 26,388 · +12.2%
• By 2075: 28,014 · +19.1%
• By 2100: 26,314 · +11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Hispanic / Latino 37% Two or more races 20%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Romanian 2% Slovak 2% Russian 1%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 18%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+52.2) · D 23.7% · R 75.8%
• 2008→2024 swing: -32.2pp toward R · 2008: -20.0pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+44.5 2016: R+36.2 2012: R+24.2 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.20%
• Current HPI: 159.3392
• 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

3 events — show timeline

• 2026-05-06 Relisted — CTXMLS
• 2026-05-01 Contingent — CTXMLS
• 2026-04-23 Listed $79,900 CTXMLS

Property tax history

+8.2%/yr

Latest (2025): $2,190 · +13.5% YoY. Source: county tax records.