2016 Magnolia Dr · La Marque, TX 77568

$140,000

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 331 Days on market

Built 1952 5,227 sqft lot $152/sqft · at area comps Est $121k · 16% over ↓ 15% since listing

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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 +21.3/30.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! This updated 2-bedroom, 1-bath home in La Marque is tenant-occupied and producing immediate rental income—ideal for your next portfolio addition. Featuring durable vinyl flooring, neutral tones, and a bright open-concept layout, the interior offers modern appeal with minimal maintenance. The stylish kitchen includes stainless steel appliances, updated counters, and contemporary cabinetry. Tenants enjoy a large yard, off-street parking, and a quiet neighborhood with mature trees. With easy access to I-45, this property is conveniently located just minutes from Galveston beaches, Texas City industry, and Houston employment centers.

Key facts

• Updated home
• Updated countertops
• 5,227 sq ft lot

Tags

• UPDATED HOME
• OPEN-CONCEPT LIVING AREA
• DURABLE VINYL FLOORING
• STAINLESS STEEL APPLIANCES
• UPDATED COUNTERTOPS
• CONTEMPORARY CABINETRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/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 $136k (2.7% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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); 661 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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 331 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask is 10270% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 331 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.97% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.31%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (median comp): $121,072
• List price: $140,000
• Delta: 15.63%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2005 Magnolia Dr	0.03mi	2/1.0	921 (-0%)	1mo	$153,000	$166	97
1011 Linden St	0.37mi	2/1.0	854 (-8%)	2mo	$124,882	$146	68
1102 Linden St	0.36mi	2/1.0	982 (+6%)	10mo	$115,000	$117	65
2109 Briar Ln	0.46mi	2/1.0	990 (+7%)	3mo	$109,500	$111	64
2401 Oaklawn Dr	0.39mi	2/1.0	1,014 (+10%)	20mo	$98,000	$97	49
2430 Florence St	0.70mi	2/1.0	1,014 (+10%)	10mo	$149,000	$147	43
908 Howell Ave	0.46mi	2/1.5	1,052 (+14%)	13mo	$149,900	$142	43
1401 Sycamore St	0.70mi	2/2.0	979 (+6%)	14mo	$125,000	$128	42
2213 Glendale St	0.54mi	3/1.5 (+1)	980 (+6%)	21mo	$119,900	$122	41
1510 Oleander Dr	0.51mi	3/1.5 (+1)	1,016 (+10%)	24mo	$95,000	$94	33
2114 Lone Star St	0.52mi	3/2.0 (+1)	1,056 (+14%)	12mo	$199,000	$188	33
2610 Stonewall St	0.74mi	3/2.0 (+1)	992 (+7%)	20mo	$179,000	$180	28

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-12,481
• Equity at exit: $20,874

10-year hold

• IRR: 2.1%
• Equity multiple: 1.16×
• Total profit: $6,082
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,362 high
• Mortgage (P&I): −$734
• Tax from tax record: −$77 /mo · $927/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $140

Break-even live

Break-even rent $1,185

Max offer price $140,000

Occupancy floor 85%

Sensitivity live

Price	-10% $219	-5% $179	+0% $140	+5% $100	+10% $60
Rent	-10% $32	-5% $86	+0% $140	+5% $193	+10% $247
Rate	-1.0pp $210	-0.5pp $175	base $140	+0.5pp $103	+1.0pp $66

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1013 Margot St La Marque, TX	3.0	2.0	1099	$1,500	$1.36	19d	1	0.53mi
2328 Boss St La Marque, TX	2.0	1.0	848	$925	$1.09	13d	2	0.67mi
306 Lake Rd Unit B La Marque, TX	2.0	1.0	816	$995	$1.22	44d	1	0.78mi
2729 Main St La Marque, TX	2.0	1.0–2.0	864	$950	$1.10	0d	3	0.85mi
711 Avenue A Unit 4 La Marque, TX	2.0	1.0	750	$799	$1.07	44d	1	0.95mi
222 Ruslee St La Marque, TX	3.0	1.0	849	$1,350	$1.59	18d	1	1.47mi

Listing history 27 events

1. 2026-06-21
   days on market $140,000 Active 331 DOM
2. 2026-06-18
   days on market $140,000 Active 328 DOM
3. 2026-06-17
   days on market $140,000 Active 327 DOM
4. 2026-06-16
   days on market $140,000 Active 326 DOM
5. 2026-06-15
   days on market $140,000 Active 325 DOM
6. 2026-06-13
   days on market $140,000 Active 323 DOM
7. 2026-06-09
   days on market $140,000 Active 319 DOM
8. 2026-06-08
   days on market $140,000 Active 318 DOM
9. 2026-06-07
   days on market $140,000 Active 317 DOM
10. 2026-06-04
    days on market $140,000 Active 314 DOM
11. 2026-06-03
    days on market $140,000 Active 313 DOM
12. 2026-06-02
    days on market $140,000 Active 312 DOM
13. 2026-06-01
    days on market $140,000 Active 311 DOM
14. 2026-05-31
    days on market $140,000 Active 310 DOM
15. 2026-02-17
    price $140,000 661-char remark

    Show marketing remark (661 chars)

    Investor Special! This updated 2-bedroom, 1-bath home in La Marque is tenant-occupied and producing immediate rental income—ideal for your next portfolio addition. Featuring durable vinyl flooring, neutral tones, and a bright open-concept layout, the interior offers modern appeal with minimal maintenance. The stylish kitchen includes stainless steel appliances, updated counters, and contemporary cabinetry. Tenants enjoy a large yard, off-street parking, and a quiet neighborhood with mature trees. With easy access to I-45, this property is conveniently located just minutes from Galveston beaches, Texas City industry, and Houston employment centers.

16. 2025-09-13
    status Active 661-char remark

    Show marketing remark (661 chars)

    Investor Special! This updated 2-bedroom, 1-bath home in La Marque is tenant-occupied and producing immediate rental income—ideal for your next portfolio addition. Featuring durable vinyl flooring, neutral tones, and a bright open-concept layout, the interior offers modern appeal with minimal maintenance. The stylish kitchen includes stainless steel appliances, updated counters, and contemporary cabinetry. Tenants enjoy a large yard, off-street parking, and a quiet neighborhood with mature trees. With easy access to I-45, this property is conveniently located just minutes from Galveston beaches, Texas City industry, and Houston employment centers.

17. 2025-09-13
    price $150,000 661-char remark

    Show marketing remark (661 chars)

    Investor Special! This updated 2-bedroom, 1-bath home in La Marque is tenant-occupied and producing immediate rental income—ideal for your next portfolio addition. Featuring durable vinyl flooring, neutral tones, and a bright open-concept layout, the interior offers modern appeal with minimal maintenance. The stylish kitchen includes stainless steel appliances, updated counters, and contemporary cabinetry. Tenants enjoy a large yard, off-street parking, and a quiet neighborhood with mature trees. With easy access to I-45, this property is conveniently located just minutes from Galveston beaches, Texas City industry, and Houston employment centers.

18. 2025-08-30
    historical $1,200

    Show marketing remark (661 chars)

    Investor Special! This updated 2-bedroom, 1-bath home in La Marque is tenant-occupied and producing immediate rental income—ideal for your next portfolio addition. Featuring durable vinyl flooring, neutral tones, and a bright open-concept layout, the interior offers modern appeal with minimal maintenance. The stylish kitchen includes stainless steel appliances, updated counters, and contemporary cabinetry. Tenants enjoy a large yard, off-street parking, and a quiet neighborhood with mature trees. With easy access to I-45, this property is conveniently located just minutes from Galveston beaches, Texas City industry, and Houston employment centers.

19. 2025-08-30
    historical 661-char remark

    Show marketing remark (661 chars)

    Investor Special! This updated 2-bedroom, 1-bath home in La Marque is tenant-occupied and producing immediate rental income—ideal for your next portfolio addition. Featuring durable vinyl flooring, neutral tones, and a bright open-concept layout, the interior offers modern appeal with minimal maintenance. The stylish kitchen includes stainless steel appliances, updated counters, and contemporary cabinetry. Tenants enjoy a large yard, off-street parking, and a quiet neighborhood with mature trees. With easy access to I-45, this property is conveniently located just minutes from Galveston beaches, Texas City industry, and Houston employment centers.

20. 2025-08-19
    price $1,200
21. 2025-07-12
    listed $1,350
22. 2025-07-11
    listed $165,000 Active 661-char remark

    Show marketing remark (661 chars)

    Investor Special! This updated 2-bedroom, 1-bath home in La Marque is tenant-occupied and producing immediate rental income—ideal for your next portfolio addition. Featuring durable vinyl flooring, neutral tones, and a bright open-concept layout, the interior offers modern appeal with minimal maintenance. The stylish kitchen includes stainless steel appliances, updated counters, and contemporary cabinetry. Tenants enjoy a large yard, off-street parking, and a quiet neighborhood with mature trees. With easy access to I-45, this property is conveniently located just minutes from Galveston beaches, Texas City industry, and Houston employment centers.

23. 2023-05-30
    historical
24. 2023-05-09
    price $164,000
25. 2023-04-26
    listed $165,000 Active
26. 2023-04-06
    historical
27. 2022-10-03
    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: $927 · $77/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$1,635/yr (+$136/mo · 176.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 25 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: $16,341
• − Mortgage interest: −$7,842
• − Property taxes: −$927
• − Insurance: −$1,498
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$4,073
• Taxable loss: −$613
• Est. tax savings @ 24.0%: +$147
• After-tax cash flow: $1,822/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: 49,936
• 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

-15.2% since first listed

13 events — show timeline

• 2026-02-17 Price Changed $140,000 HARMLS
• 2025-09-13 Relisted — HARMLS
• 2025-09-13 Price Changed $150,000 HARMLS
• 2025-08-30 Rental Removed $1,200 HARMLS
• 2025-08-30 Listing Removed — HARMLS
• 2025-08-19 Price Changed $1,200 HARMLS
• 2025-07-12 Listed for Rent $1,350 HARMLS
• 2025-07-11 Listed $165,000 HARMLS
• 2023-05-30 Listing Removed — HARMLS
• 2023-05-09 Price Changed $164,000 HARMLS
• 2023-04-26 Listed $165,000 HARMLS
• 2023-04-06 Coming Soon — HARMLS
• 2022-10-03 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $927 · +23.6% YoY. Source: county tax records.