624 Woodhave Lakes Dr · La Marque, TX 77568

$284,900

4 bd · 2.0 ba · 1,684 sqft · Land · 34 Days on market

Built 2026 5,750 sqft lot $58/mo HOA · 2% of rent

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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 +13.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Rent growth +3.5/5.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

With 1,684 square feet, the Cabot plan is a functional design with a modern touch. The functional use of space makes the Cabot easy to live in, but the modern open design makes it fun too! Combined formals and a peninsula kitchen create a central living area, promoting togetherness. Yet a private primary suite located in the back of the home, separate from the other secondary bedrooms, still offers the privacy everyone needs. Included covered patio, perfect for summer grilling.

Key facts

• Peninsula kitchen
• 5,750 sq ft lot
• 2 garage spots

Tags

• PENINSULA KITCHEN
• PRIVATE PRIMARY SUITE

Property features AI

Finance

• Other: Builder: Century Communities
• HOA & community: HOA managed by ACMI Management; Annual association fee of $700; Community features include curbs

Exterior

• Parking: Attached garage; 2-car garage
• Security: Prewired for security; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Single-story entry (all main rooms listed on first floor)
• Construction: Built in 2026; Brick and cement siding exterior; Composition roof; Slab foundation
• Exterior features: Covered patio; Patio; Deck; Private yard; Subdivision setting; Concrete road access

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; ENERGY STAR qualified appliances; Quartz countertops; Kitchen island; Breakfast bar; Pantry
• Bedrooms: Primary bedroom on the first floor; Three additional bedrooms on the first floor
• Flooring: Carpet; Plank flooring; Tile; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning (electric); Programmable thermostat
• Interior features: Breakfast bar; High ceilings; Kitchen island; Kitchen/family room combo; Pantry; Quartz counters; Tub/shower; Ceiling fans; Kitchen/dining combo; Programmable thermostat; Low emissivity windows; Ventilation for improved indoor air quality; Energy-efficient features including radiant attic barrier and upgraded insulation
• Laundry & utility: Washer hookup; Electric dryer hookup; Tankless water heater

🏗️ New construction. The $284,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $298,494.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $285k.

Deal economics

• At list price, monthly cash flow is $8 ($94/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (16.4% below list).
• Recommended offer: $238k (16.4% below list) — sets the bar for 1% rule.

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, crime F, amenities F.
• Hitchcock ISD (suburban): math 28% / reading 31% proficiency, ranked #628 of 826 in TX (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hitchcock Pri (453 students, 85% FRL); Crosby Middle (math 25% / reading 33%, grade F, #1,103 of 1,662 statewide, top 67%, 410 students, 84% FRL); Hitchcock H S (math 47% / reading 47%, grade D-, #591 of 1,632 statewide, top 38%, 470 students, 77% FRL).
• Market conditions: Rents rising (+4.0%/yr); 661 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 38% 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 $9k 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 34 days — a 3% lower offer ($276k) 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.

Recommended offer $238,180 (16.4% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.80% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 10.4

CMA / ARV

• ARV (median comp): $298,494
• List price: $284,900
• Delta: -4.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.95% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.45×
• Total profit: $-45,654
• Equity at exit: $44,506

10-year hold

• IRR: -5.3%
• Equity multiple: 0.64×
• Total profit: $-29,826
• Equity at exit: $25,808

Cash invested: $83,578 (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: 661
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,382 medium
• Mortgage (P&I): −$1,565
• Tax from tax record: −$126 /mo · $1,513/yr
• Insurance: −$124
• HOA: −$58
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $8

Break-even live

Break-even rent $2,372

Max offer price $298,494

Occupancy floor 95%

Sensitivity live

Price	-10% $177	-5% $92	+0% $8	+5% $-77	+10% $-161
Rent	-10% $-180	-5% $-86	+0% $8	+5% $102	+10% $196
Rate	-1.0pp $158	-0.5pp $84	base $8	+0.5pp $-70	+1.0pp $-148

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: $74,623
• Closing costs: $8,955
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
453 Maple Bend Ln La Marque, TX	3.0	2.0	1860	$2,071	$1.11	22d	1	0.60mi
8208 Ash Rd Texas City, TX	4.0	2.0	1701	$1,795	$1.06	45d	1	1.43mi
14403 Daniel Shores Dr La Marque, TX	4.0	3.0–3.5	1872	$2,600	$1.39	0d	12	1.45mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 17 events

1. 2026-06-21
   days on market $284,900 Active 34 DOM
2. 2026-06-18
   days on market $284,900 Active 31 DOM
3. 2026-06-17
   days on market $284,900 Active 30 DOM
4. 2026-06-16
   days on market $284,900 Active 29 DOM
5. 2026-06-15
   days on market $284,900 Active 28 DOM
6. 2026-06-13
   days on market $284,900 Active 26 DOM
7. 2026-06-13
   days on market $284,900 Active 25 DOM
8. 2026-06-09
   days on market $284,900 Active 22 DOM
9. 2026-06-08
   days on market $284,900 Active 21 DOM
10. 2026-06-07
    days on market $284,900 Active 20 DOM
11. 2026-06-04
    days on market $284,900 Active 17 DOM
12. 2026-06-03
    days on market $284,900 Active 16 DOM
13. 2026-06-02
    days on market $284,900 Active 15 DOM
14. 2026-06-01
    days on market $284,900 Active 14 DOM
15. 2026-05-31
    days on market $284,900 Active 13 DOM
16. 2026-05-18
    listed $284,900 Active 425-char remark
17. 2026-04-29
    listed $284,900 Active 492-char remark

    Show marketing remark (482 chars)

    With 1,684 square feet, the Cabot plan is a functional design with a modern touch. The functional use of space makes the Cabot easy to live in, but the modern open design makes it fun too! Combined formals and a peninsula kitchen create a central living area, promoting togetherness. Yet a private primary suite located in the back of the home, separate from the other secondary bedrooms, still offers the privacy everyone needs. Included covered patio, perfect for summer grilling.

ⓘ 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: $1,513 · $126/mo
• Projected year-2 tax: $5,214 · $434/mo
• Expected delta: +$3,700/yr (+$308/mo · 244.5%)

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

Taxation est. · year 1

• Rental income: $28,582
• − Mortgage interest: −$16,720
• − Property taxes: −$1,513
• − Insurance: −$1,492
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − HOA: −$696
• − Depreciation: −$8,683
• Taxable loss: −$5,097
• Est. tax savings @ 24.0%: +$1,223
• After-tax cash flow: $1,317/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: Hitchcock ISD
• NCES district ID: 4823310
• Math proficiency: 28% ▼ -2.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $47,041
• Composite: 25.5/100
• National rank: #7439
• State rank: #628 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

+0.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $284,900 HARMLS
• 2026-04-29 Listed $284,900 Zillow

Property tax history

-0.9%/yr

Latest (2025): $1,513 · -0.9% YoY. Source: county tax records.