2600 Avenue F · Bay City, TX 77414

$110,000

4 bd · 3.5 ba · 1,916 sqft · SingleFamily · 4 Days on market

Built 1956 Poor condition 7,501 sqft lot Est $192k · 43% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +2.6/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the heart of Bay City on Hwy 60 South, this highly visible corner property offers excellent exposure, strong traffic counts, and ample side parking. A great opportunity for a new business venture, owner-occupant setup, or income-producing property. The front office building features three spacious office rooms, a kitchenette, and a full bathroom, making it ideal for professional services, retail, or a small business headquarters. Connected to the rear of the property is a large apartment with two bedrooms and two bathrooms, offering flexibility for on-site living, employee housing, or rental income. Previously home to a thriving insurance and real estate office, this versatile pr

Key facts

• Kitchenette
• Full bathroom
• Ample side parking

Tags

• AMPLE SIDE PARKING
• THREE SPACIOUS OFFICE ROOMS
• KITCHENETTE
• FULL BATHROOM
• LARGE APARTMENT
• TWO BEDROOMS

Property features AI

Finance

• Other: Seller disclosure available

Exterior

• Parking: Additional parking available; Alley access; No designated parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Full ownership; Built in 1956
• Construction: Cement siding and wood siding; Composition roof; Block and slab foundation
• Exterior features: Corner lot; Road surfaces include asphalt and concrete

Interior

• Bedrooms: Primary bedroom on the first floor (16x19); Bedroom on the first floor (12x14); Bedroom on the first floor (18x14); Bedroom on the first floor (15x13)
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $110k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 11.8% vs local median 3.4% in Bay 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 71/100 on livability (#311 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, commute F, employment F.
• Bay City ISD (town): math 31% / reading 31% proficiency, ranked #604 of 826 in TX (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Roberts El (513 students, 82% FRL); Bay City H S (math 35% / reading 39%, grade F, #897 of 1,632 statewide, top 57%, 1,031 students, 78% FRL).
• Market conditions: Rents rising (+3.3%/yr); 620 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 153 units permitted in Matagorda County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($59k/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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

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

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.46% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.75%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $191,600
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2500 Avenue E	0.10mi	3/2.0 (-1)	1,758 (-8%)	2mo	$240,000	$137	68
2909 Avenue G	0.25mi	3/2.0 (-1)	2,154 (+12%)	10mo	$215,000	$100	48
2907 Avenue K	0.46mi	3/2.0 (-1)	1,748 (-9%)	12mo	$69,900	$40	43
2410 Carrington St	0.66mi	3/2.0 (-1)	1,845 (-4%)	18mo	$266,500	$144	37
815 Rugeley St	0.59mi	4/2.0	1,649 (-14%)	14mo	$79,900	$48	32

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 · 3.28% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.48×
• Total profit: $14,935
• Equity at exit: $16,401

10-year hold

• IRR: 21.3%
• Equity multiple: 2.84×
• Total profit: $56,542
• Equity at exit: $9,511

Cash invested: $30,800 (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 77414

• Home prices YoY: -17.7%
• Rents YoY: 3.3%
• Active inventory: 620
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,604 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $507

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 63%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 Avenue K Bay City, TX	3.0	2.0	1277	$1,665	$1.30	44d	1	0.37mi
2824 4th St Bay City, TX	4.0	2.0	1524	$1,800	$1.18	44d	1	0.89mi
3112 15th St Bay City, TX	3.0	2.0	1983	$1,800	$0.91	44d	1	1.41mi

Listing history 5 events

1. 2026-06-19
   days on market $110,000 Active 4 DOM
2. 2026-06-18
   days on market $110,000 Active 3 DOM
3. 2026-06-17
   days on market $110,000 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $110,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $19,246
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$3,200
• Taxable income: $4,605
• Est. tax owed @ 24.0%: −$1,105
• After-tax cash flow: $4,977/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

Poor 20/100 Extensive rehab

This property requires extensive renovations to improve its condition and increase its value. Immediate repairs are needed to address major issues such as the roof and exterior siding. Upgrades to the kitchen, bathrooms, and HVAC system would significantly enhance the property's appeal and value.

Repairs flagged

• Major roof — visible damage
• Major exterior siding — damaged and peeling
• Major windows — old and possibly leaky
• Major HVAC system — outdated and inefficient
• Major kitchen cabinets — dated and worn
• Major bathroom fixtures — dated and worn
• Major flooring — carpeted floors in poor condition

Value-add opportunities

• Both new roof — fixes major issue and improves curb appeal
• Both exterior siding and paint — enhances curb appeal and value
• Both new windows — improves energy efficiency and curb appeal
• Both HVAC system — increases comfort and energy efficiency
• Both new kitchen cabinets and countertops — modernizes space and increases value
• Both new bathroom fixtures and tiles — modernizes space and increases value
• Both new flooring — modernizes space and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible damage	Major	$15,000–50,000
exterior siding · damaged and peeling	Major	$15,000–50,000
windows · old and possibly leaky	Major	$15,000–50,000
HVAC system · outdated and inefficient	Major	$15,000–50,000
kitchen cabinets · dated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
flooring · carpeted floors in poor condition	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both new roof — fixes major issue and improves curb appeal ↑
• Both exterior siding and paint — enhances curb appeal and value ↑
• Both new windows — improves energy efficiency and curb appeal ↑
• Both HVAC system — increases comfort and energy efficiency ↑
• Both new kitchen cabinets and countertops — modernizes space and increases value ↑
• Both new bathroom fixtures and tiles — modernizes space and increases value ↑
• Both new flooring — modernizes space and increases value ↑

ⓘ 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: Bay City ISD
• NCES district ID: 4809630
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $43,285
• Composite: 26.4/100
• National rank: #7229
• State rank: #604 of 826 in TX

Livability — Bay City

• Score: 71/100
• State rank: #311
• US rank: #7004

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bay City, TX
• County: Matagorda County · 24,334 people
• City population: 24,334
• Metro: Bay City, TX
• Population (ZIP): 24,334
• Household income: $59,128
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1228.0

Population outlook (Matagorda County) Hauer SSP2

• Today (2025): 37,148 people
• By 2030: 37,082 · -0.2%
• By 2040: 36,987 · -0.4%
• By 2050: 36,934 · -0.6%
• By 2075: 37,178 · +0.1%
• By 2100: 35,184 · -5.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 43% White 39% Black 13% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 37% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 12% · Canada
• Languages at home: 71% English-only · Spanish 26% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Matagorda

• 2024 margin: Solid R (+50.5) · D 24.3% · R 74.8%
• 2008→2024 swing: -23.1pp toward R · 2008: -27.4pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+44.5 2016: R+40.7 2012: R+33.5 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.31%
• Current HPI: 168.9985
• Rent YoY: ▲ 3.28%
• Metro: Bay City, 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

1 event — show timeline

• 2026-06-15 Listed $110,000 HARMLS