462 Avenue B · Markham, TX 77456

$75,000

4 bd · 2.0 ba · 1,776 sqft · SingleFamily public records

6,250 sqft lot $42/sqft · 67% below area

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity to remodel a home just 10 minutes from the heart of Bay City, TX. This property offers plenty of potential for investors or anyone ready to create their dream home. With a convenient location near schools, shopping, and dining, it provides small-town charm while staying close to city amenities. Whether you’re looking for a starter home, a rental investment, or a project to customize to your taste, this property is full of possibilities. Don’t miss your chance to bring new life to this home and make it your own.

Key facts

• 6,250 sq ft lot

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).

Location & tenants

• Location reads 74/100 on livability (#180 in TX, #4,694 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, amenities F.
• Tidehaven ISD (rural): math 54% / reading 54% proficiency, ranked #127 of 826 in TX (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 active listings in the ZIP; 153 units permitted in Matagorda County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($519 loan paydown + $5k appreciation (7.3% local appreciation)).
• At projected returns (7.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.02% ✓
• Cap rate: 17.25%
• Cash-on-cash: 39.14%
• DSCR: 2.74
• GRM: 4.1

CMA / ARV

• ARV (median comp): $229,906
• List price: $75,000
• Delta: -67.38%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
332 Farm To Market 2431	0.47mi	4/3.0	1,840 (+4%)	5mo	$247,900	$135	64
531 Avenue I	0.47mi	4/2.5	1,873 (+6%)	13mo	$305,000	$163	56

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

Projected returns pro-forma

7.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.8%
• Equity multiple: 4.39×
• Total profit: $71,253
• Equity at exit: $53,478

10-year hold

• IRR: 46.6%
• Equity multiple: 9.30×
• Total profit: $174,383
• Equity at exit: $102,978

Cash invested: $21,000 (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 77456

• Home prices YoY: 7.1%
• Active inventory: 11
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,513 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$86 /mo · $1,029/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $685

Break-even live

Break-even rent $646

Max offer price $75,000

Occupancy floor 50%

Sensitivity live

Price	-10% $727	-5% $706	+0% $685	+5% $664	+10% $643
Rent	-10% $566	-5% $625	+0% $685	+5% $745	+10% $805
Rate	-1.0pp $723	-0.5pp $704	base $685	+0.5pp $666	+1.0pp $646

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-07
   days on marketlisting id $75,000 Pending
2. 2026-05-19
   status Pending 546-char remark

   Show marketing remark (546 chars)

   Great opportunity to remodel a home just 10 minutes from the heart of Bay City, TX. This property offers plenty of potential for investors or anyone ready to create their dream home. With a convenient location near schools, shopping, and dining, it provides small-town charm while staying close to city amenities. Whether you’re looking for a starter home, a rental investment, or a project to customize to your taste, this property is full of possibilities. Don’t miss your chance to bring new life to this home and make it your own.

3. 2026-05-12
   status Pending
4. 2026-05-12
   listed $75,000 Active
5. 2026-05-12
   historical
6. 2026-03-27
   listed $75,000 Active 546-char remark

   Show marketing remark (546 chars)

   Great opportunity to remodel a home just 10 minutes from the heart of Bay City, TX. This property offers plenty of potential for investors or anyone ready to create their dream home. With a convenient location near schools, shopping, and dining, it provides small-town charm while staying close to city amenities. Whether you’re looking for a starter home, a rental investment, or a project to customize to your taste, this property is full of possibilities. Don’t miss your chance to bring new life to this home and make it your own.

7. 2026-03-26
   historical
8. 2026-03-26
   historical
9. 2026-02-12
   status Active
10. 2026-02-01
    status Pending
11. 2026-01-05
    status Active
12. 2025-12-12
    status Pending
13. 2025-12-01
    status Pending
14. 2025-09-30
    listed $75,000 Active
15. 2025-09-30
    listed $75,000 Active

ⓘ 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: $1,029 · $86/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$344/yr (+$29/mo · 33.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 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: $18,157
• − Mortgage interest: −$4,201
• − Property taxes: −$1,029
• − Insurance: −$375
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$2,182
• Taxable income: $7,465
• Est. tax owed @ 24.0%: −$1,792
• After-tax cash flow: $6,429/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: Tidehaven ISD
• NCES district ID: 4842810
• Math proficiency: 54% ▲ 5.00%
• Reading proficiency: 54% ▲ 6.00%
• Median HH income: $46,006
• Composite: 45.73/100
• National rank: #2572
• State rank: #127 of 826 in TX

Livability — Markham

• Score: 74/100
• State rank: #180
• US rank: #4694

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Markham, TX
• Population (ZIP): 1,447

Population outlook (Matagorda County) Hauer SSP2

• Today (2025): 37,148 people
• By 2030: 37,082 · -0.2%
• By 2040: 36,987 · -0.4%
• By 2050: 36,934 · -0.6%
• By 2075: 37,178 · +0.1%
• By 2100: 35,184 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 26% Two or more races 21%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 2%
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Matagorda

• 2024 margin: Solid R (+50.5) · D 24.3% · R 74.8%
• 2008→2024 swing: -23.1pp toward R · 2008: -27.4pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+44.5 2016: R+40.7 2012: R+33.5 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.31%
• Current HPI: 109.9126
• 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

+0.0% since first listed

18 events — show timeline

• 2026-06-05 Sold (Public Records) — Public Records
• 2026-06-04 Sold (MLS) — HARMLS
• 2026-05-19 Pending — HARMLS
• 2026-05-18 Listing Removed — CTXMLS
• 2026-05-18 Listed $75,000 CTXMLS
• 2026-05-12 Pending — CTXMLS
• 2026-05-12 Listed $75,000 CTXMLS
• 2026-05-12 Listing Removed — CTXMLS
• 2026-03-27 Listed $75,000 HARMLS
• 2026-03-26 Listing Removed — HARMLS
• 2026-03-26 Listing Removed — CTXMLS
• 2026-02-12 Relisted — HARMLS
• 2026-02-01 Pending — HARMLS
• 2026-01-05 Relisted — HARMLS
• 2025-12-12 Pending — HARMLS
• 2025-12-01 Pending — HARMLS
• 2025-09-30 Listed $75,000 HARMLS
• 2025-09-30 Listed $75,000 CTXMLS

Property tax history

-1.5%/yr

Latest (2025): $1,029 · +11.9% YoY. Source: county tax records.