1133 5th Ave N · Texas City, TX 77590

$132,760

4 bd · 2.0 ba · 1,642 sqft · MultiFamily public records · 39 Days on market

Built 1965 8,125 sqft lot $81/sqft · 23% below area Est $172k · 23% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

INVESTORS ONLY! TENANT OCCUPIED PROPERTY.

Key facts

• Cabinet space
• Newly resurfaced tub
• Separately metered

Tags

• DUPLEX
• LONG-TERM STABLE TENANT
• SEPARATELY METERED
• PAINTED HARDWOOD FLOORS
• NEWLY RESURFACED TUB
• CABINET SPACE

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Annual tax amount listed (2025): $2,080

Exterior

• Home design: Residential income building; Built in 1965
• Construction: Composition roof; Total building area about 1,642
• Exterior features: Lot approximately 8,125 square feet

Interior

• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms
• Bathrooms: 1 full bathroom (total listed)
• Heating & cooling: Window unit heating; Window air conditioning units
• Interior features: Residential income property configured as two total units

🏷️ Possibly a rental listed for sale. The $132,760 price doesn't fit this home's estimated sale value (~$171,711) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $133k.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive. Per door: $358/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $133k).
• Recommended offer: $129k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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+, amenities F, commute 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: Blocker Middle (math 33% / reading 36%, grade F, #858 of 1,662 statewide, top 54%, 865 students, 80% FRL); Texas City H S (math 32% / reading 36%, grade F, #1,002 of 1,632 statewide, top 62%, 1,718 students, 72% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 296 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($66k/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 $918 of loan paydown is wiped out by about $4k 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 $37k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,777 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.63% ✓
• Cap rate: 13.37%
• Cash-on-cash: 25.28%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

• ARV (median comp): $171,711
• List price: $132,760
• Delta: -22.68%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1212 2nd Ave N	0.16mi	4/1.0	1,694 (+3%)	14mo	$145,000	$86	71

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: 18.4%
• Equity multiple: 1.77×
• Total profit: $28,444
• Equity at exit: $19,795

10-year hold

• IRR: 28.2%
• Equity multiple: 3.74×
• Total profit: $101,926
• Equity at exit: $11,479

Cash invested: $37,173 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,162 high
• Mortgage (P&I): −$696
• Tax from tax record: −$173 /mo · $2,080/yr
• Insurance: −$55
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $717

Break-even live

Break-even rent $1,255

Max offer price $132,760

Occupancy floor 62%

Sensitivity live

Price	-10% $792	-5% $754	+0% $717	+5% $679	+10% $642
Rent	-10% $546	-5% $631	+0% $717	+5% $802	+10% $887
Rate	-1.0pp $784	-0.5pp $750	base $717	+0.5pp $682	+1.0pp $647

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,162
Total (2 units)			$2,162

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: $33,190
• Closing costs: $3,983
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1137 1st Ave N Texas City, TX	5.0	2.0	1786	$1,775	$0.99	25d	1	0.23mi
128 7th Ave N Texas City, TX	3.0	2.0	1329	$1,495	$1.12	0d	1	0.91mi
1919 13th Ave N Texas City, TX	1.0–3.0	1.0–2.0	950	$1,499	$1.58	0d	4	0.92mi
813 Bay St N Texas City, TX	2.0–3.0	1.0–1.5	1010	$1,420	$1.41	0d	9	1.04mi
1231 23rd St N Texas City, TX	4.0	2.0	1330	$1,500	$1.13	0d	1	1.17mi
45 17th Ave N Texas City, TX	4.0	1.0	1168	$1,750	$1.50	0d	1	1.24mi
2526 3rd 1/2 Ave N Texas City, TX	3.0	2.0	1240	$1,550	$1.25	25d	1	1.25mi
2418 14th Ave N Texas City, TX	3.0	2.0	1488	$1,775	$1.19	4d	1	1.32mi
2714 5th Ave N Texas City, TX	3.0	2.0	1382	$1,800	$1.30	45d	1	1.43mi
625 26th Ave N Texas City, TX	4.0	2.0	1782	$1,945	$1.09	45d	1	1.43mi

Listing history 26 events

1. 2026-06-21
   days on market $132,760 Active 39 DOM
2. 2026-06-18
   days on market $132,760 Active 36 DOM
3. 2026-06-17
   days on market $132,760 Active 35 DOM
4. 2026-06-16
   days on market $132,760 Active 34 DOM
5. 2026-06-15
   days on market $132,760 Active 33 DOM
6. 2026-06-13
   days on market $132,760 Active 31 DOM
7. 2026-06-09
   days on market $132,760 Active 27 DOM
8. 2026-06-08
   days on market $132,760 Active 26 DOM
9. 2026-06-07
   days on market $132,760 Active 25 DOM
10. 2026-06-04
    days on market $132,760 Active 22 DOM
11. 2026-06-03
    days on market $132,760 Active 21 DOM
12. 2026-06-02
    days on market $132,760 Active 20 DOM
13. 2026-06-01
    days on market $132,760 Active 19 DOM
14. 2026-05-31
    days on market $132,760 Active 18 DOM
15. 2026-05-12
    listed $132,760 Active 741-char remark
16. 2026-05-11
    historical $850
17. 2026-04-26
    listed $850
18. 2026-03-21
    historical
19. 2026-03-20
    listed $139,000 Active
20. 2016-08-11
    soldstatus Sold

    Show marketing remark (41 chars)

    INVESTORS ONLY! TENANT OCCUPIED PROPERTY.

21. 2016-08-10
    soldstatus
22. 2016-08-10
    soldstatus
23. 2016-07-09
    status Pending

    Show marketing remark (41 chars)

    INVESTORS ONLY! TENANT OCCUPIED PROPERTY.

24. 2016-06-28
    listed $59,500

    Show marketing remark (41 chars)

    INVESTORS ONLY! TENANT OCCUPIED PROPERTY.

25. 2016-06-28
    historical

    Show marketing remark (41 chars)

    INVESTORS ONLY! TENANT OCCUPIED PROPERTY.

26. 2006-05-25
    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: $2,080 · $173/mo
• Projected year-2 tax: $2,430 · $202/mo
• Expected delta: +$350/yr (+$29/mo · 16.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 95% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,944
• − Mortgage interest: −$7,437
• − Property taxes: −$2,080
• − Insurance: −$1,461
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$3,862
• Taxable income: $6,953
• Est. tax owed @ 24.0%: −$1,669
• After-tax cash flow: $6,931/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 — 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

+123.1% since first listed

12 events — show timeline

• 2026-05-12 Listed $132,760 HARMLS
• 2026-05-11 Rental Removed $850 HARMLS
• 2026-04-26 Listed for Rent $850 HARMLS
• 2026-03-21 Listing Removed — HARMLS
• 2026-03-20 Listed $139,000 HARMLS
• 2016-08-11 Sold (MLS) — HARMLS
• 2016-08-10 Sold (Public Records) — Public Records
• 2016-08-10 Sold (Public Records) — Public Records
• 2016-07-09 Pending — HARMLS
• 2016-06-28 Listing Removed — HARMLS
• 2016-06-28 Listed $59,500 HARMLS
• 2006-05-25 Sold (Public Records) — Public Records

Property tax history

+13.2%/yr

Latest (2025): $2,080 · +21.8% YoY. Source: county tax records.