50 N Vivian Stevens St · Magnolia Beach, TX 77979

$139,900

1 bd · 2.0 ba · 1,750 sqft · SingleFamily public records · 306 Days on market

Built 1966 0.33 ac lot $80/sqft · 46% below area Est $260k · 46% under ↓ 25% 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).

• ARV discount +15.0/15.0
• Cash flow +7.0/30.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom 2 bath on the outskirts of Port Lavaca with a nice view of the bay and in close proximity to the public beach and boat ramp. The home also has a separate 1 bedroom, 1 bath with kitchen attached apartment. This would make for a great vacation spot as well as your full time residence.

Key facts

• Public beach
• Separate apartment
• View of the bay

Tags

• VIEW OF THE BAY
• PUBLIC BEACH
• BOAT RAMP
• SEPARATE APARTMENT

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $92k (34.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (29.0% below list).
• Recommended offer: $92k (34.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Jackson/Roosevelt El (math 51% / reading 49%, grade D+, #849 of 4,322 statewide, top 20%, 852 students, 68% FRL); Travis Middle (math 26% / reading 34%, grade F, #1,056 of 1,662 statewide, top 65%, 702 students, 74% FRL); Calhoun H S (math 53% / reading 38%, grade D-, #634 of 1,632 statewide, top 39%, 987 students, 51% FRL).
• Market conditions: 284 active listings in the ZIP; 95 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Calhoun County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 306 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $40k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,238 (34.1% 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 306 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.71% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.23%
• DSCR: 0.72
• GRM: 11.7

CMA / ARV

• ARV (median comp): $260,195
• List price: $139,900
• Delta: -46.23%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -30.8%
• Equity multiple: -0.02×
• Total profit: $-39,785
• Equity at exit: $20,860

10-year hold

• IRR: -33.0%
• Equity multiple: -0.44×
• Total profit: $-56,492
• Equity at exit: $12,096

Cash invested: $39,172 (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 77979

• Home prices YoY: -34.6%
• Active inventory: 284
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $993 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$196 /mo · $2,352/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $-270

Break-even live

Break-even rent $1,335

Max offer price $92,238

Occupancy floor —

Sensitivity live

Price	-10% $-191	-5% $-230	+0% $-270	+5% $-309	+10% $-349
Rent	-10% $-348	-5% $-309	+0% $-270	+5% $-231	+10% $-191
Rate	-1.0pp $-199	-0.5pp $-234	base $-270	+0.5pp $-306	+1.0pp $-343

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $139,900 Active 306 DOM
2. 2026-06-21
   days on market $139,900 Active 305 DOM
3. 2026-06-18
   days on market $139,900 Active 303 DOM
4. 2026-06-17
   days on market $139,900 Active 302 DOM
5. 2026-06-16
   days on market $139,900 Active 301 DOM
6. 2026-06-15
   days on market $139,900 Active 300 DOM
7. 2026-06-13
   days on market $139,900 Active 298 DOM
8. 2026-06-12
   days on market $139,900 Active 297 DOM
9. 2026-06-09
   days on market $139,900 Active 294 DOM
10. 2026-06-08
    days on market $139,900 Active 293 DOM
11. 2026-06-08
    days on market $139,900 Active 292 DOM
12. 2026-06-07
    days on market $139,900 Active 291 DOM
13. 2026-06-03
    days on market $139,900 Active 288 DOM
14. 2026-06-02
    days on market $139,900 Active 287 DOM
15. 2026-06-01
    days on market $139,900 Active 286 DOM
16. 2026-05-31
    days on market $139,900 Active 285 DOM
17. 2026-01-25
    price $139,900 293-char remark

    Show marketing remark (293 chars)

    2 bedroom 2 bath on the outskirts of Port Lavaca with a nice view of the bay and in close proximity to the public beach and boat ramp. The home also has a separate 1 bedroom, 1 bath with kitchen attached apartment. This would make for a great vacation spot as well as your full time residence.

18. 2026-01-25
    price $139,900 293-char remark

    Show marketing remark (293 chars)

    2 bedroom 2 bath on the outskirts of Port Lavaca with a nice view of the bay and in close proximity to the public beach and boat ramp. The home also has a separate 1 bedroom, 1 bath with kitchen attached apartment. This would make for a great vacation spot as well as your full time residence.

19. 2026-01-25
    price $139,900

    Show marketing remark (293 chars)

    2 bedroom 2 bath on the outskirts of Port Lavaca with a nice view of the bay and in close proximity to the public beach and boat ramp. The home also has a separate 1 bedroom, 1 bath with kitchen attached apartment. This would make for a great vacation spot as well as your full time residence.

20. 2025-12-10
    price $149,900 293-char remark

    Show marketing remark (293 chars)

    2 bedroom 2 bath on the outskirts of Port Lavaca with a nice view of the bay and in close proximity to the public beach and boat ramp. The home also has a separate 1 bedroom, 1 bath with kitchen attached apartment. This would make for a great vacation spot as well as your full time residence.

21. 2025-12-10
    price $149,900 293-char remark

    Show marketing remark (293 chars)

    2 bedroom 2 bath on the outskirts of Port Lavaca with a nice view of the bay and in close proximity to the public beach and boat ramp. The home also has a separate 1 bedroom, 1 bath with kitchen attached apartment. This would make for a great vacation spot as well as your full time residence.

22. 2025-12-10
    price $149,900

    Show marketing remark (293 chars)

    2 bedroom 2 bath on the outskirts of Port Lavaca with a nice view of the bay and in close proximity to the public beach and boat ramp. The home also has a separate 1 bedroom, 1 bath with kitchen attached apartment. This would make for a great vacation spot as well as your full time residence.

23. 2025-11-14
    price $159,900 293-char remark

    Show marketing remark (293 chars)

    2 bedroom 2 bath on the outskirts of Port Lavaca with a nice view of the bay and in close proximity to the public beach and boat ramp. The home also has a separate 1 bedroom, 1 bath with kitchen attached apartment. This would make for a great vacation spot as well as your full time residence.

24. 2025-11-14
    price $159,900 293-char remark

    Show marketing remark (293 chars)

    2 bedroom 2 bath on the outskirts of Port Lavaca with a nice view of the bay and in close proximity to the public beach and boat ramp. The home also has a separate 1 bedroom, 1 bath with kitchen attached apartment. This would make for a great vacation spot as well as your full time residence.

25. 2025-11-14
    price $159,900

    Show marketing remark (293 chars)

    2 bedroom 2 bath on the outskirts of Port Lavaca with a nice view of the bay and in close proximity to the public beach and boat ramp. The home also has a separate 1 bedroom, 1 bath with kitchen attached apartment. This would make for a great vacation spot as well as your full time residence.

26. 2025-10-03
    price $169,900 293-char remark

    Show marketing remark (293 chars)

    2 bedroom 2 bath on the outskirts of Port Lavaca with a nice view of the bay and in close proximity to the public beach and boat ramp. The home also has a separate 1 bedroom, 1 bath with kitchen attached apartment. This would make for a great vacation spot as well as your full time residence.

27. 2025-10-03
    price $169,900 293-char remark

    Show marketing remark (293 chars)

    2 bedroom 2 bath on the outskirts of Port Lavaca with a nice view of the bay and in close proximity to the public beach and boat ramp. The home also has a separate 1 bedroom, 1 bath with kitchen attached apartment. This would make for a great vacation spot as well as your full time residence.

28. 2025-10-03
    price $169,900

    Show marketing remark (293 chars)

    2 bedroom 2 bath on the outskirts of Port Lavaca with a nice view of the bay and in close proximity to the public beach and boat ramp. The home also has a separate 1 bedroom, 1 bath with kitchen attached apartment. This would make for a great vacation spot as well as your full time residence.

29. 2025-08-18
    listed $179,900 Active 293-char remark

    Show marketing remark (293 chars)

    2 bedroom 2 bath on the outskirts of Port Lavaca with a nice view of the bay and in close proximity to the public beach and boat ramp. The home also has a separate 1 bedroom, 1 bath with kitchen attached apartment. This would make for a great vacation spot as well as your full time residence.

30. 2025-08-18
    listed $179,900 Active 293-char remark

    Show marketing remark (293 chars)

    2 bedroom 2 bath on the outskirts of Port Lavaca with a nice view of the bay and in close proximity to the public beach and boat ramp. The home also has a separate 1 bedroom, 1 bath with kitchen attached apartment. This would make for a great vacation spot as well as your full time residence.

31. 2025-08-18
    listed $179,900 Active

    Show marketing remark (293 chars)

    2 bedroom 2 bath on the outskirts of Port Lavaca with a nice view of the bay and in close proximity to the public beach and boat ramp. The home also has a separate 1 bedroom, 1 bath with kitchen attached apartment. This would make for a great vacation spot as well as your full time residence.

32. 2009-03-31
    historical
33. 2008-10-12
    listed $187,500

ⓘ 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: $2,352 · $196/mo
• Projected year-2 tax: $2,560 · $213/mo
• Expected delta: +$208/yr (+$17/mo · 8.8%)

ⓘ 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 (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $11,918
• − Mortgage interest: −$7,837
• − Property taxes: −$2,352
• − Insurance: −$1,497
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$4,070
• Taxable loss: −$5,744
• Est. tax savings @ 24.0%: +$1,379
• After-tax cash flow: $-1,859/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 — Magnolia Beach

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Magnolia Beach, TX
• Population (ZIP): 16,179

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 53% White 36% Two or more races 20% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 11% · Canada, China, Philippines
• Languages at home: 67% English-only · Spanish 27% Chinese 4% Other Asian/Pacific 2%

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: ▼ -86.84%
• Current HPI: 163.8892
• 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

-25.4% since first listed

17 events — show timeline

• 2026-01-25 Price Changed $139,900 NTREIS
• 2026-01-25 Price Changed $139,900 HARMLS
• 2026-01-25 Price Changed $139,900 CTXMLS
• 2025-12-10 Price Changed $149,900 NTREIS
• 2025-12-10 Price Changed $149,900 HARMLS
• 2025-12-10 Price Changed $149,900 CTXMLS
• 2025-11-14 Price Changed $159,900 NTREIS
• 2025-11-14 Price Changed $159,900 HARMLS
• 2025-11-14 Price Changed $159,900 CTXMLS
• 2025-10-03 Price Changed $169,900 NTREIS
• 2025-10-03 Price Changed $169,900 HARMLS
• 2025-10-03 Price Changed $169,900 CTXMLS
• 2025-08-18 Listed $179,900 CTXMLS
• 2025-08-18 Listed $179,900 HARMLS
• 2025-08-18 Listed $179,900 NTREIS
• 2009-03-31 Listing Removed — HARMLS
• 2008-10-12 Listed $187,500 HARMLS

Property tax history

+1.8%/yr

Latest (2025): $2,352 · +8.1% YoY. Source: county tax records.