1903 Oleander Dr · La Marque, TX 77568

$135,000

3 bd · 1.0 ba · 1,031 sqft · SingleFamily public records · 52 Days on market

Built 1963 6,625 sqft lot $131/sqft · 13% below area Est $156k · 13% under ↓ 18% since listing

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Why this score? — see what drove the C 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 +19.6/30.0
• ARV discount +13.5/15.0
• 1% rule +6.2/10.0
• DSCR +6.2/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this fully renovated traditional styled home located at 1903 Oleander. Enjoy the open concept living space with 3 bedrooms and 2 bathrooms, perfect for comfortable living. The A/C unit and water heater were both replaced in 2023, ensuring peace of mind for years to come. Step outside to the spacious yard, ideal for entertaining guests or enjoying a peaceful evening. Don't miss out on this charming property with so much to offer. Contact us for more information .

Key facts

• Large yard
• Storage shed
• Convenient to dining

Tags

• LARGE YARD
• STORAGE SHED
• QUIET ESTABLISHED NEIGHBORHOOD
• CONVENIENT TO HIGHWAYS
• CONVENIENT TO SHOPPING
• CONVENIENT TO DINING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (first floor rooms listed); Built in 1963
• Construction: Wood siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: Primary bedroom (first floor); Bedroom (first floor); Bedroom (first floor)
• Bathrooms: 2 full bathrooms
• Interior features: Utility room; Dining room; Living room; 7 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 5.6% in La Marque — 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 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 1.12% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 7.4

CMA / ARV

• ARV (median comp): $155,752
• List price: $135,000
• Delta: -13.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2109 Briar Ln	0.35mi	2/1.0 (-1)	990 (-4%)	3mo	$109,500	$111	69
2114 Lone Star St	0.29mi	3/2.0	1,056 (+2%)	12mo	$199,000	$188	68
2101 Irene St	0.28mi	3/1.0	1,108 (+8%)	12mo	$175,900	$159	65
2005 Magnolia Dr	0.30mi	2/1.0 (-1)	921 (-11%)	1mo	$153,000	$166	62
2430 Florence St	0.51mi	2/1.0 (-1)	1,014 (-2%)	10mo	$149,000	$147	60
2228 Eriksson St	0.23mi	3/1.5	1,161 (+13%)	11mo	$162,200	$140	57
908 Howell Ave	0.60mi	2/1.5 (-1)	1,052 (+2%)	13mo	$149,900	$142	51
2103 11th Ave	0.69mi	2/1.0 (-1)	983 (-5%)	9mo	$69,990	$71	48
1102 Linden St	0.68mi	2/1.0 (-1)	982 (-5%)	10mo	$115,000	$117	47
1503 Main St	0.41mi	2/1.0 (-1)	1,182 (+15%)	8mo	$225,000	$190	45
1414 Sycamore St	0.68mi	2/1.0 (-1)	1,120 (+9%)	10mo	$110,000	$98	40
1114 Main St	0.64mi	4/2.0 (+1)	1,171 (+14%)	1mo	$88,000	$75	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 · 3.95% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.61×
• Total profit: $-14,679
• Equity at exit: $20,129

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,075
• Equity at exit: $11,672

Cash invested: $37,800 (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 77568

• Home prices YoY: -22.7%
• Rents YoY: 4.0%
• Active inventory: 654
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$708
• Tax from tax record: −$277 /mo · $3,326/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $88

Break-even live

Break-even rent $1,402

Max offer price $135,000

Occupancy floor 89%

Sensitivity live

Price	-10% $164	-5% $126	+0% $88	+5% $50	+10% $12
Rent	-10% $-32	-5% $28	+0% $88	+5% $148	+10% $208
Rate	-1.0pp $156	-0.5pp $122	base $88	+0.5pp $53	+1.0pp $17

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1825 Bayou Rd La Marque, TX	2.0	1.0	1200	$1,195	$1.00	44d	1	0.15mi
2729 Main St La Marque, TX	2.0	1.0–2.0	864	$950	$1.10	2d	3	0.82mi
1013 Margot St La Marque, TX	3.0	2.0	1099	$1,500	$1.36	19d	1	0.85mi
1006 E Camp Cir La Marque, TX	3.0	1.0	1230	$1,500	$1.22	25d	1	1.00mi
2328 Boss St La Marque, TX	2.0	1.0	848	$925	$1.09	13d	2	1.03mi
306 Lake Rd Unit B La Marque, TX	2.0	1.0	816	$995	$1.22	44d	1	1.14mi
711 Avenue A Unit 4 La Marque, TX	2.0	1.0	750	$799	$1.07	44d	1	1.16mi
203 Beatrice St La Marque, TX	3.0	1.0	1304	$1,395	$1.07	25d	1	1.26mi
509 Bluebonnet Dr La Marque, TX	4.0	1.0	1223	$1,550	$1.27	44d	1	1.29mi
222 Ruslee St La Marque, TX	3.0	1.0	849	$1,350	$1.59	17d	1	1.37mi
105 Plum St La Marque, TX	4.0	1.5	1329	$2,100	$1.58	4d	1	1.42mi
309 S Bell Dr Texas City, TX	2.0	2.0	1316	$1,650	$1.25	44d	1	1.42mi

Listing history 22 events

1. 2026-06-18
   days on market $135,000 Active 52 DOM
2. 2026-06-17
   pricestatusdays on market $135,000 Active 51 DOM
3. 2026-06-16
   days on market $140,000 Pending 50 DOM
4. 2026-06-15
   days on market $140,000 Pending 49 DOM
5. 2026-06-13
   statusdays on market $140,000 Pending 47 DOM
6. 2026-06-09
   days on market $140,000 Active 43 DOM
7. 2026-06-08
   days on market $140,000 Active 42 DOM
8. 2026-06-07
   days on market $140,000 Active 41 DOM
9. 2026-06-04
   days on market $140,000 Active 38 DOM
10. 2026-06-03
    days on market $140,000 Active 37 DOM
11. 2026-06-02
    days on market $140,000 Active 36 DOM
12. 2026-06-01
    days on market $140,000 Active 35 DOM
13. 2026-05-31
    days on market $140,000 Active 34 DOM
14. 2026-04-27
    listed $140,000 Active 970-char remark
15. 2024-05-10
    soldstatus
16. 2024-05-09
    soldstatus Sold 477-char remark

    Show marketing remark (477 chars)

    Welcome to this fully renovated traditional styled home located at 1903 Oleander. Enjoy the open concept living space with 3 bedrooms and 2 bathrooms, perfect for comfortable living. The A/C unit and water heater were both replaced in 2023, ensuring peace of mind for years to come. Step outside to the spacious yard, ideal for entertaining guests or enjoying a peaceful evening. Don't miss out on this charming property with so much to offer. Contact us for more information .

17. 2024-05-04
    status Pending 477-char remark

    Show marketing remark (477 chars)

    Welcome to this fully renovated traditional styled home located at 1903 Oleander. Enjoy the open concept living space with 3 bedrooms and 2 bathrooms, perfect for comfortable living. The A/C unit and water heater were both replaced in 2023, ensuring peace of mind for years to come. Step outside to the spacious yard, ideal for entertaining guests or enjoying a peaceful evening. Don't miss out on this charming property with so much to offer. Contact us for more information .

18. 2024-04-25
    status Option Pending 477-char remark

    Show marketing remark (477 chars)

    Welcome to this fully renovated traditional styled home located at 1903 Oleander. Enjoy the open concept living space with 3 bedrooms and 2 bathrooms, perfect for comfortable living. The A/C unit and water heater were both replaced in 2023, ensuring peace of mind for years to come. Step outside to the spacious yard, ideal for entertaining guests or enjoying a peaceful evening. Don't miss out on this charming property with so much to offer. Contact us for more information .

19. 2024-04-15
    listed $165,000 Active 477-char remark

    Show marketing remark (477 chars)

    Welcome to this fully renovated traditional styled home located at 1903 Oleander. Enjoy the open concept living space with 3 bedrooms and 2 bathrooms, perfect for comfortable living. The A/C unit and water heater were both replaced in 2023, ensuring peace of mind for years to come. Step outside to the spacious yard, ideal for entertaining guests or enjoying a peaceful evening. Don't miss out on this charming property with so much to offer. Contact us for more information .

20. 2023-10-13
    soldstatus
21. 2017-12-11
    soldstatus
22. 2016-05-09
    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: $3,326 · $277/mo
• Projected year-2 tax: $3,326 · $277/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 8/10 Severe FEMA zone X · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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: $18,164
• − Mortgage interest: −$7,562
• − Property taxes: −$3,326
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$3,927
• Taxable loss: −$1,030
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $1,303/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

-18.2% since first listed

12 events — show timeline

• 2026-06-16 Relisted — HARMLS
• 2026-06-16 Price Changed $135,000 HARMLS
• 2026-06-13 Pending — HARMLS
• 2026-04-27 Listed $140,000 HARMLS
• 2024-05-10 Sold (Public Records) — Public Records
• 2024-05-09 Sold (MLS) — HARMLS
• 2024-05-04 Pending — HARMLS
• 2024-04-25 Pending — HARMLS
• 2024-04-15 Listed $165,000 HARMLS
• 2023-10-13 Sold (Public Records) — Public Records
• 2017-12-11 Sold (Public Records) — Public Records
• 2016-05-09 Sold (Public Records) — Public Records

Property tax history

+11.0%/yr

Latest (2025): $3,326 · +4.3% YoY. Source: county tax records.