2609 Boss St · La Marque, TX 77568

$249,000

3 bd · 2.0 ba · 1,873 sqft · SingleFamily public records · 159 Days on market

Built 2022 7,126 sqft lot Est $253k · at est. ↓ 29% since listing

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Why this score? — see what drove the F 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 +8.2/15.0
• Cash flow +8.0/30.0
• Rent growth +3.5/5.0
• 1% rule +3.4/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

MOVE IN READY!! Welcome to this beautifully updated home in the heart of La Marque! Nestled on a quiet street, this charming property offers modern comfort, an open layout, and a spacious backyard—perfect for relaxing or entertaining. Home features a modern luxury touch throughout, including quartz countertops in kitchen and bathrooms. Located on a quiet street with quick access to I-45 and just minutes from Galveston, this move-in-ready home is ideal for buyers seeking style, comfort, and convenience. This home is waiting for its new owner! Let it be You!

Key facts

• Quartz countertops
• Spacious backyard
• Quick access to i-45

Tags

• UPDATED HOME
• SPACIOUS BACKYARD
• QUARTZ COUNTERTOPS
• OPEN LAYOUT
• QUICK ACCESS TO I-45

Property features AI

Finance

• Other: Seller disclosure available

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (first-floor living); Built in 2022; Slab foundation
• Construction: Cement siding, stone and stucco exterior; Composition/shingle/wood roof
• Exterior features: Covered patio; Patio; Deck; Private yard; Fenced backyard; Subdivision lot

Interior

• Kitchen: Disposal
• Bedrooms: Primary bedroom (first floor) — approx. 14 x 12; Bedroom (first floor) — approx. 12 x 11.5; Bedroom (first floor) — approx. 12 x 10; Bonus room (first floor)
• Flooring: Plank; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Pantry; Self-closing cabinet doors; Self-closing drawers; Ceiling fans; Kitchen/Dining combo
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-256 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (18.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (16.2% below list).
• Recommended offer: $204k (18.2% below list) — sets the bar for cash-flow.

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.
• 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.
• Zoned schools: Hayley El (math 7% / reading 11%, grade F, #4,293 of 4,322 statewide, top 99%, 562 students, 92% FRL); La Marque H S (math 27% / reading 20%, grade F, #1,342 of 1,632 statewide, top 82%, 647 students, 91% FRL) — zoned schools average 92% FRL vs 66% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 28% district-wide (-12 pts) — the specific schools serving this property underperform the Texas City ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+4.0%/yr); 654 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% 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 $7k 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 159 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $17k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,787 (18.2% 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 159 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.84% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.41%
• DSCR: 0.80
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $252,855
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Lake Rd	0.31mi	3/2.0	1,909 (+2%)	4mo	$68,000	$36	79
2012 Bellview	0.17mi	4/3.0 (+1)	1,812 (-3%)	1mo	$254,900	$141	77
2832 Ashley St	0.28mi	3/2.0	1,750 (-7%)	1mo	$289,000	$165	75
2508 N Houston Dr	0.40mi	4/2.0 (+1)	1,867 (-0%)	2mo	$115,000	$62	74
2805 N Houston Dr	0.44mi	3/2.5	1,832 (-2%)	4mo	$130,000	$71	70
2405 Stonewall St	0.30mi	4/3.0 (+1)	1,812 (-3%)	2mo	$249,900	$138	70
1825 Thompson St	0.29mi	3/2.5	1,676 (-10%)	4mo	$229,900	$137	64
1401 Austin St	0.49mi	4/3.0 (+1)	2,054 (+10%)	4mo	$249,900	$122	49
112 S Rose St	0.64mi	4/3.0 (+1)	1,812 (-3%)	9mo	$244,900	$135	48
3116 Mckinney Dr	0.47mi	4/2.0 (+1)	2,116 (+13%)	7mo	$165,000	$78	46
114 S Rose St	0.63mi	3/2.5	1,676 (-10%)	6mo	$229,900	$137	46
1112 Cora St	0.60mi	3/2.0	1,631 (-13%)	6mo	$175,000	$107	45

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: -22.5%
• Equity multiple: 0.22×
• Total profit: $-54,492
• Equity at exit: $37,127

10-year hold

• IRR: -14.1%
• Equity multiple: 0.15×
• Total profit: $-59,432
• Equity at exit: $21,529

Cash invested: $69,720 (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: 654
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,087 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$495 /mo · $5,938/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-256

Break-even live

Break-even rent $2,411

Max offer price $203,787

Occupancy floor —

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1006 E Camp Cir La Marque, TX	3.0	1.0	1230	$1,500	$1.22	24d	1	0.29mi
1401 Austin St La Marque, TX	4.0	3.0	1542	$2,400	$1.56	43d	1	0.46mi
309 S Bell Dr Texas City, TX	2.0	2.0	1316	$1,650	$1.25	43d	1	0.57mi
1230 Kirsten St La Marque, TX	3.0	2.0	1704	$1,660	$0.97	2d	1	0.64mi
203 Beatrice St La Marque, TX	3.0	1.0	1304	$1,395	$1.07	24d	1	0.72mi
14403 Daniel Shores Dr La Marque, TX	4.0	3.0–3.5	1872	$2,600	$1.39	1d	12	0.99mi
1029 Sycamore St La Marque, TX	3.0	2.0	1928	$1,695	$0.88	15d	1	1.18mi
113 N Pecan Dr Texas City, TX	4.0	2.0	1468	$3,000	$2.04	43d	1	1.41mi

Listing history 13 events

1. 2026-05-05
   status Pending
2. 2026-04-30
   status Pending
3. 2026-04-09
   price $249,000
4. 2026-04-09
   price $255,999
5. 2025-11-26
   listed $265,999 Active
6. 2024-10-07
   soldstatus
7. 2024-04-09
   historical
8. 2024-02-25
   price $299,000
9. 2023-12-24
   price $329,000
10. 2023-11-18
    status Active
11. 2023-09-12
    historical
12. 2023-01-15
    listed $349,500 Active
13. 2018-08-03
    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: $5,938 · $495/mo
• Projected year-2 tax: $5,938 · $495/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 5/10 Major FEMA zone X (shaded) · 43% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 27 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: $25,039
• − Mortgage interest: −$13,948
• − Property taxes: −$5,938
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − Depreciation: −$7,244
• Taxable loss: −$7,341
• Est. tax savings @ 24.0%: +$1,762
• After-tax cash flow: $-1,309/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: 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

-28.8% since first listed

13 events — show timeline

• 2026-05-05 Pending — HARMLS
• 2026-04-30 Pending — HARMLS
• 2026-04-09 Price Changed $249,000 HARMLS
• 2026-04-09 Price Changed $255,999 HARMLS
• 2025-11-26 Listed $265,999 HARMLS
• 2024-10-07 Sold (Public Records) — Public Records
• 2024-04-09 Listing Removed — HARMLS
• 2024-02-25 Price Changed $299,000 HARMLS
• 2023-12-24 Price Changed $329,000 HARMLS
• 2023-11-18 Relisted — HARMLS
• 2023-09-12 Listing Removed — HARMLS
• 2023-01-15 Listed $349,500 HARMLS
• 2018-08-03 Sold (Public Records) — Public Records

Property tax history

+49.2%/yr

Latest (2025): $5,938 · -3.5% YoY. Source: county tax records.