527 Kickapoo Dr · Anahuac, TX 77514

$275,000

4 bd · 2.0 ba · 1,903 sqft · SingleFamily public records · 4 Days on market

Built 2021 0.28 ac lot Est $316k · 13% under $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).

• ARV discount +13.3/15.0
• Cash flow +10.2/30.0
• 1% rule +3.9/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful home located in the growing Cypress Point community in Anahuac. This property offers a spacious layout with modern finishes, open-concept living, and a family-friendly neighborhood. Conveniently located near local schools, parks, and easy access to major highways, making commuting simple. Great opportunity for buyers looking for comfort, space, and small-town charm.

Key facts

• Small-town charm
• Near parks
• Open-concept living

Tags

• CYPRESS POINT COMMUNITY
• OPEN-CONCEPT LIVING
• NEAR LOCAL SCHOOLS
• NEAR PARKS
• EASY ACCESS TO MAJOR HIGHWAYS
• SMALL-TOWN CHARM

Property features AI

Finance

• Other: Property listed by Vive Realty LLC
• HOA & community: Prestige HOA with annual fee of $700

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2021; Single-level entry on slab foundation
• Construction: Brick and cement siding construction; Composition roof; Slab foundation
• Exterior features: Subdivision lot; Lot approximately 0.28 acres

Interior

• Bedrooms: Primary bedroom on the first floor (approx. 12x12); Three additional bedrooms on the first floor (each approx. 10x10); All bedrooms located on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Living room; Dining room; 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (11.1% below list).
• Recommended offer: $244k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.9% in Anahuac — 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 70/100 on livability (#365 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• Anahuac ISD (rural): math 41% / reading 41% proficiency, ranked #373 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Anahuac El (math 31% / reading 25%, grade F, #2,740 of 4,322 statewide, top 64%, 713 students, 64% FRL); Anahuac Middle (math 52% / reading 46%, grade C-, #378 of 1,662 statewide, top 23%, 326 students, 61% FRL); Anahuac H S (math 37% / reading 62%, grade D, #509 of 1,632 statewide, top 34%, 454 students, 58% FRL).
• Market conditions: 145 active listings in the ZIP; 629 units permitted in Chambers County in 2024 (0 in 5+ unit buildings).

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.
• Chambers County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,485 (11.1% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $315,898
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Alder Loop	0.16mi	4/2.0	1,890 (-1%)	2mo	$275,000	$146	90
605 Little Spring Ct	0.21mi	3/2.0 (-1)	1,973 (+4%)	6mo	$327,000	$166	75
402 Rocky Ridge Dr	0.23mi	4/2.0	1,800 (-5%)	8mo	$289,900	$161	74
222 Kickapoo Dr	0.35mi	4/2.0	1,797 (-6%)	2mo	$282,500	$157	73
221 Big Spgs	0.43mi	4/2.0	1,796 (-6%)	0mo	$289,000	$161	70
126 Peachleaf Ct	0.20mi	3/2.0 (-1)	2,013 (+6%)	7mo	$345,000	$171	70
302 Alder Loop	0.08mi	5/3.0 (+1)	2,082 (+9%)	2mo	$349,000	$168	70
400 Little Spring Ct	0.32mi	3/2.0 (-1)	1,992 (+5%)	5mo	$335,000	$168	68
111 Bunker Hill Ct	0.51mi	4/2.0	1,793 (-6%)	2mo	$284,900	$159	65
310 Little Spring Ct	0.38mi	3/2.0 (-1)	1,992 (+5%)	8mo	$335,000	$168	63
318 Little Spring Ct	0.36mi	3/2.0 (-1)	1,992 (+5%)	11mo	$335,000	$168	61
513 Little Spring Ct	0.24mi	3/2.0 (-1)	2,158 (+13%)	0mo	$345,000	$160	61

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.30×
• Total profit: $-54,235
• Equity at exit: $41,003

10-year hold

• IRR: -13.1%
• Equity multiple: 0.23×
• Total profit: $-59,264
• Equity at exit: $23,777

Cash invested: $77,000 (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 77514

• Home prices YoY: -23.3%
• Active inventory: 145
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,445 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$471 /mo · $5,652/yr
• Insurance: −$115
• HOA: −$58
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-154

Break-even live

Break-even rent $2,640

Max offer price $247,752

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-76	+0% $-154	+5% $-232	+10% $-310
Rent	-10% $-347	-5% $-251	+0% $-154	+5% $-58	+10% $39
Rate	-1.0pp $-16	-0.5pp $-84	base $-154	+0.5pp $-226	+1.0pp $-298

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 3 events

1. 2026-06-21
   days on market $275,000 Active 4 DOM
2. 2026-06-18
   remarks 378-char remark
3. 2026-06-18
   listed $275,000 Active 1 DOM

ⓘ 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: $5,652 · $471/mo
• Projected year-2 tax: $5,652 · $471/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,338
• − Mortgage interest: −$15,404
• − Property taxes: −$5,652
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,347
• − Management: −$2,347
• − HOA: −$696
• − Depreciation: −$8,000
• Taxable loss: −$6,483
• Est. tax savings @ 24.0%: +$1,556
• After-tax cash flow: $-295/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: Anahuac ISD
• NCES district ID: 4808190
• Math proficiency: 41% ▼ -22.00%
• Reading proficiency: 41% ▼ -7.00%
• Median HH income: $46,714
• Composite: 35.02/100
• National rank: #5043
• State rank: #373 of 826 in TX

Livability — Anahuac

• Score: 70/100
• State rank: #365
• US rank: #7791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,213

Population outlook (Chambers County) Hauer SSP2

• Today (2025): 46,946 people
• By 2030: 51,094 · +8.8%
• By 2040: 59,578 · +26.9%
• By 2050: 68,318 · +45.5%
• By 2075: 90,485 · +92.7%
• By 2100: 104,885 · +123.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Hispanic / Latino 29% Two or more races 13% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Lithuanian 4% Slovak 2% Scandinavian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 23% Vietnamese 3%

Political lean MEDSL · Chambers

• 2024 margin: Solid R (+65.6) · D 16.8% · R 82.4%
• 2008→2024 swing: -14.4pp toward R · 2008: -51.2pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+61.7 2016: R+62.1 2012: R+61.1 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.88%
• Current HPI: 203.8454
• 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

1 event — show timeline

• 2026-06-17 Listed $275,000 HARMLS

Property tax history

-4.0%/yr

Latest (2025): $5,652 · -14.9% YoY. Source: county tax records.