Berkshire Plan · Texas City, TX 77590

$292,990

4 bd · 2.0 ba · 2,251 sqft · SingleFamily · 387 Days on market

Good condition ↓ 17% since listing

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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
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +3.1/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Berkshire features a foyer with a tray ceiling and a conveniently located study at the front of this two-story home. The kitchen boasts a large island and opens to the breakfast area with a window seat, while the spacious great room offers a sloped ceiling and views of the covered patio, perfect for indoor-outdoor living. The private primary suite includes a sloped ceiling and a bath with your choice of soaking tub and shower or oversized shower. A mud room with bench provides access to the 2-car garage. Upstairs, a loft connects secondary bedrooms.

Key facts

• 2 garage spots
• Listed 386 days

🏗️ New construction. The $292,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $271,731.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $293k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $293k).
• Recommended offer: $258k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 4.3% in Texas City — 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 62/100 on livability (#907 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools 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.
• Market conditions: Rents rising fast (+4.9%/yr); 296 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• At $4,627/mo this rent would consume 84% of the median local household income ($66k/yr) (locally 1821% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $76k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 387 days — a 12% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $58k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $257,831 (12.0% below list)

Questions for the listing agent

1. It's been on market 387 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 D 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. 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.
7. 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.
8. 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: 1.70% ✓
• Cap rate: 14.14%
• Cash-on-cash: 28.03%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (median comp): $271,731
• List price: $292,990
• Delta: 7.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3213 21st Street North	0.13mi	4/2.5	2,294 (+2%)	14mo	$335,628	$146	77
3205 Lakefront Ct	0.06mi	4/2.0	2,057 (-9%)	12mo	$327,640	$159	73
1718 23rd Ave N	0.60mi	4/2.0	2,262 (+0%)	3mo	$292,000	$129	68
4102 18th St N	0.58mi	4/2.5	2,391 (+6%)	4mo	$465,000	$194	57
2402 21st Ave N	0.59mi	4/3.0	2,170 (-4%)	6mo	$150,000	$69	57
2507 N 18th St N	0.47mi	3/2.0 (-1)	2,485 (+10%)	0mo	$344,000	$138	55
3220 21st Street North	0.13mi	4/2.5	2,582 (+15%)	16mo	$387,654	$150	54
2113 21st Ave N	0.63mi	5/3.0 (+1)	2,190 (-3%)	5mo	$299,000	$137	53
2018 17th St N	0.74mi	4/2.0	2,086 (-7%)	6mo	$278,000	$133	48
2518 Quaker Dr W	0.58mi	3/3.0 (-1)	2,374 (+6%)	11mo	$489,000	$206	46
1706 23rd Ave N	0.63mi	4/2.5	2,561 (+14%)	8mo	$359,000	$140	39
2724 22nd Ave N	0.73mi	3/2.0 (-1)	2,028 (-10%)	8mo	$249,900	$123	38

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 · 4.91% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.03×
• Total profit: $78,292
• Equity at exit: $40,516

10-year hold

• IRR: 33.4%
• Equity multiple: 4.32×
• Total profit: $252,876
• Equity at exit: $23,494

Cash invested: $76,085 (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 77590

• Home prices YoY: -19.3%
• Rents YoY: 4.9%
• Active inventory: 296
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $4,627 medium
• Mortgage (P&I): −$1,425
• Tax est. 1.5%: −$340 /mo · $4,076/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$972
• Net cashflow: $1,777

Break-even live

Break-even rent $2,377

Max offer price $271,731

Occupancy floor 57%

Sensitivity live

Price	-10% $1,965	-5% $1,871	+0% $1,777	+5% $1,683	+10% $1,589
Rent	-10% $1,412	-5% $1,594	+0% $1,777	+5% $1,960	+10% $2,143
Rate	-1.0pp $1,914	-0.5pp $1,846	base $1,777	+0.5pp $1,707	+1.0pp $1,635

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: $67,933
• Closing costs: $8,152
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2411 29th Ave N Unit 1056454P Texas City, TX	4.0	2.0	2088	$6,984	$3.34	0d	1	0.22mi
1139 Mainland Dr Texas City, TX	3.0	2.0	2500	$2,100	$0.84	3d	1	0.97mi
625 26th Ave N Texas City, TX	4.0	2.0	1782	$1,945	$1.09	45d	1	1.40mi

Listing history 18 events

1. 2026-06-01
   days on market $292,990 Active 387 DOM
2. 2026-05-31
   days on market $292,990 Active 386 DOM
3. 2026-05-15
   price $292,990 559-char remark

   Show marketing remark (559 chars)

   The Berkshire features a foyer with a tray ceiling and a conveniently located study at the front of this two-story home. The kitchen boasts a large island and opens to the breakfast area with a window seat, while the spacious great room offers a sloped ceiling and views of the covered patio, perfect for indoor-outdoor living. The private primary suite includes a sloped ceiling and a bath with your choice of soaking tub and shower or oversized shower. A mud room with bench provides access to the 2-car garage. Upstairs, a loft connects secondary bedrooms.

4. 2026-05-02
   price $288,990 559-char remark

   Show marketing remark (559 chars)

   The Berkshire features a foyer with a tray ceiling and a conveniently located study at the front of this two-story home. The kitchen boasts a large island and opens to the breakfast area with a window seat, while the spacious great room offers a sloped ceiling and views of the covered patio, perfect for indoor-outdoor living. The private primary suite includes a sloped ceiling and a bath with your choice of soaking tub and shower or oversized shower. A mud room with bench provides access to the 2-car garage. Upstairs, a loft connects secondary bedrooms.

5. 2026-03-02
   price $284,990 559-char remark

   Show marketing remark (559 chars)

   The Berkshire features a foyer with a tray ceiling and a conveniently located study at the front of this two-story home. The kitchen boasts a large island and opens to the breakfast area with a window seat, while the spacious great room offers a sloped ceiling and views of the covered patio, perfect for indoor-outdoor living. The private primary suite includes a sloped ceiling and a bath with your choice of soaking tub and shower or oversized shower. A mud room with bench provides access to the 2-car garage. Upstairs, a loft connects secondary bedrooms.

6. 2026-02-12
   price $314,990 559-char remark

   Show marketing remark (559 chars)

   The Berkshire features a foyer with a tray ceiling and a conveniently located study at the front of this two-story home. The kitchen boasts a large island and opens to the breakfast area with a window seat, while the spacious great room offers a sloped ceiling and views of the covered patio, perfect for indoor-outdoor living. The private primary suite includes a sloped ceiling and a bath with your choice of soaking tub and shower or oversized shower. A mud room with bench provides access to the 2-car garage. Upstairs, a loft connects secondary bedrooms.

7. 2026-01-17
   price $313,990 559-char remark

   Show marketing remark (559 chars)

   The Berkshire features a foyer with a tray ceiling and a conveniently located study at the front of this two-story home. The kitchen boasts a large island and opens to the breakfast area with a window seat, while the spacious great room offers a sloped ceiling and views of the covered patio, perfect for indoor-outdoor living. The private primary suite includes a sloped ceiling and a bath with your choice of soaking tub and shower or oversized shower. A mud room with bench provides access to the 2-car garage. Upstairs, a loft connects secondary bedrooms.

8. 2025-12-10
   price $326,990 559-char remark

   Show marketing remark (559 chars)

   The Berkshire features a foyer with a tray ceiling and a conveniently located study at the front of this two-story home. The kitchen boasts a large island and opens to the breakfast area with a window seat, while the spacious great room offers a sloped ceiling and views of the covered patio, perfect for indoor-outdoor living. The private primary suite includes a sloped ceiling and a bath with your choice of soaking tub and shower or oversized shower. A mud room with bench provides access to the 2-car garage. Upstairs, a loft connects secondary bedrooms.

9. 2025-12-03
   status Active 559-char remark

   Show marketing remark (559 chars)

   The Berkshire features a foyer with a tray ceiling and a conveniently located study at the front of this two-story home. The kitchen boasts a large island and opens to the breakfast area with a window seat, while the spacious great room offers a sloped ceiling and views of the covered patio, perfect for indoor-outdoor living. The private primary suite includes a sloped ceiling and a bath with your choice of soaking tub and shower or oversized shower. A mud room with bench provides access to the 2-car garage. Upstairs, a loft connects secondary bedrooms.

10. 2025-12-02
    historical 559-char remark

    Show marketing remark (559 chars)

    The Berkshire features a foyer with a tray ceiling and a conveniently located study at the front of this two-story home. The kitchen boasts a large island and opens to the breakfast area with a window seat, while the spacious great room offers a sloped ceiling and views of the covered patio, perfect for indoor-outdoor living. The private primary suite includes a sloped ceiling and a bath with your choice of soaking tub and shower or oversized shower. A mud room with bench provides access to the 2-car garage. Upstairs, a loft connects secondary bedrooms.

11. 2025-12-02
    status Active 559-char remark

    Show marketing remark (559 chars)

    The Berkshire features a foyer with a tray ceiling and a conveniently located study at the front of this two-story home. The kitchen boasts a large island and opens to the breakfast area with a window seat, while the spacious great room offers a sloped ceiling and views of the covered patio, perfect for indoor-outdoor living. The private primary suite includes a sloped ceiling and a bath with your choice of soaking tub and shower or oversized shower. A mud room with bench provides access to the 2-car garage. Upstairs, a loft connects secondary bedrooms.

12. 2025-12-02
    historical 559-char remark

    Show marketing remark (559 chars)

    The Berkshire features a foyer with a tray ceiling and a conveniently located study at the front of this two-story home. The kitchen boasts a large island and opens to the breakfast area with a window seat, while the spacious great room offers a sloped ceiling and views of the covered patio, perfect for indoor-outdoor living. The private primary suite includes a sloped ceiling and a bath with your choice of soaking tub and shower or oversized shower. A mud room with bench provides access to the 2-car garage. Upstairs, a loft connects secondary bedrooms.

13. 2025-10-02
    price $338,990 559-char remark

    Show marketing remark (559 chars)

    The Berkshire features a foyer with a tray ceiling and a conveniently located study at the front of this two-story home. The kitchen boasts a large island and opens to the breakfast area with a window seat, while the spacious great room offers a sloped ceiling and views of the covered patio, perfect for indoor-outdoor living. The private primary suite includes a sloped ceiling and a bath with your choice of soaking tub and shower or oversized shower. A mud room with bench provides access to the 2-car garage. Upstairs, a loft connects secondary bedrooms.

14. 2025-08-16
    status Active 559-char remark

    Show marketing remark (559 chars)

    The Berkshire features a foyer with a tray ceiling and a conveniently located study at the front of this two-story home. The kitchen boasts a large island and opens to the breakfast area with a window seat, while the spacious great room offers a sloped ceiling and views of the covered patio, perfect for indoor-outdoor living. The private primary suite includes a sloped ceiling and a bath with your choice of soaking tub and shower or oversized shower. A mud room with bench provides access to the 2-car garage. Upstairs, a loft connects secondary bedrooms.

15. 2025-08-16
    price $335,990 559-char remark

    Show marketing remark (559 chars)

    The Berkshire features a foyer with a tray ceiling and a conveniently located study at the front of this two-story home. The kitchen boasts a large island and opens to the breakfast area with a window seat, while the spacious great room offers a sloped ceiling and views of the covered patio, perfect for indoor-outdoor living. The private primary suite includes a sloped ceiling and a bath with your choice of soaking tub and shower or oversized shower. A mud room with bench provides access to the 2-car garage. Upstairs, a loft connects secondary bedrooms.

16. 2025-06-21
    historical 559-char remark

    Show marketing remark (559 chars)

    The Berkshire features a foyer with a tray ceiling and a conveniently located study at the front of this two-story home. The kitchen boasts a large island and opens to the breakfast area with a window seat, while the spacious great room offers a sloped ceiling and views of the covered patio, perfect for indoor-outdoor living. The private primary suite includes a sloped ceiling and a bath with your choice of soaking tub and shower or oversized shower. A mud room with bench provides access to the 2-car garage. Upstairs, a loft connects secondary bedrooms.

17. 2025-04-02
    price $355,990 559-char remark

    Show marketing remark (559 chars)

    The Berkshire features a foyer with a tray ceiling and a conveniently located study at the front of this two-story home. The kitchen boasts a large island and opens to the breakfast area with a window seat, while the spacious great room offers a sloped ceiling and views of the covered patio, perfect for indoor-outdoor living. The private primary suite includes a sloped ceiling and a bath with your choice of soaking tub and shower or oversized shower. A mud room with bench provides access to the 2-car garage. Upstairs, a loft connects secondary bedrooms.

18. 2025-03-13
    listed $350,990 Active 559-char remark

    Show marketing remark (559 chars)

    The Berkshire features a foyer with a tray ceiling and a conveniently located study at the front of this two-story home. The kitchen boasts a large island and opens to the breakfast area with a window seat, while the spacious great room offers a sloped ceiling and views of the covered patio, perfect for indoor-outdoor living. The private primary suite includes a sloped ceiling and a bath with your choice of soaking tub and shower or oversized shower. A mud room with bench provides access to the 2-car garage. Upstairs, a loft connects secondary bedrooms.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $55,521
• − Mortgage interest: −$15,221
• − Property taxes: −$4,076
• − Insurance: −$1,359
• − Repairs & maintenance: −$4,442
• − Management: −$4,442
• − Depreciation: −$7,905
• Taxable income: $18,077
• Est. tax owed @ 24.0%: −$4,338
• After-tax cash flow: $16,989/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready and has a good resale and rental value. Consider painting the exterior siding and updating light fixtures to further enhance its appeal.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Updating light fixtures — Modern light fixtures can improve the home's aesthetic and energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Updating light fixtures — Modern light fixtures can improve the home's aesthetic and energy efficiency. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Texas City

• Score: 62/100
• State rank: #907
• US rank: #16268

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Texas City, TX
• County: Galveston County · 357,330 people
• City population: 49,936
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 31,642
• Household income: $65,801
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 1821.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 41% Hispanic / Latino 38% Two or more races 20% Black 17% Asian 2%
• Hispanic origin (detail): Mexican 33% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 72% English-only · Spanish 26% Other Indo-European 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: ▼ -58.35%
• Current HPI: 244.5809
• Rent YoY: ▲ 4.91%
• 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

-16.5% since first listed

16 events — show timeline

• 2026-05-15 Price Changed $292,990 Zillow
• 2026-05-02 Price Changed $288,990 Zillow
• 2026-03-02 Price Changed $284,990 Zillow
• 2026-02-12 Price Changed $314,990 Zillow
• 2026-01-17 Price Changed $313,990 Zillow
• 2025-12-10 Price Changed $326,990 Zillow
• 2025-12-03 Relisted — Zillow
• 2025-12-02 Delisted — Zillow
• 2025-12-02 Relisted — Zillow
• 2025-12-02 Delisted — Zillow
• 2025-10-02 Price Changed $338,990 Zillow
• 2025-08-16 Relisted — Zillow
• 2025-08-16 Price Changed $335,990 Zillow
• 2025-06-21 Delisted — Zillow
• 2025-04-02 Price Changed $355,990 Zillow
• 2025-03-13 Listed $350,990 Zillow