827 1st Ave N · Texas City, TX 77590

$162,000

5 bd · 3.0 ba · 2,112 sqft · MultiFamily public records · 47 Days on market

Built 1950 5,500 sqft lot $77/sqft · at area comps Est $198k · 18% 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 +9.5/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

This property offers a unique opportunity for buyers and investors seeking flexibility and potential. Conveniently located with access to major roadways, shopping, and surrounding amenities, the property provides a strong foundation for a variety of uses. The seller is open to negotiating repairs, allowing buyers to customize improvements to their needs. The property may also be suitable for buyers considering a 1031 exchange. text me Whether you are looking to invest, occupy, or add value over time, this property presents multiple possibilities in a growing area.

Key facts

• 5,500 sq ft lot
• Built 1950
• Listed 47 days

Property features AI

Finance

• Other: Seller disclosure available; Total building area approximately 2,634

Exterior

• Parking: Golf cart garage; Workshop in garage
• Home design: Residential income property; Faces north; Built in 1950; Private entrance
• Construction: Composition roof; Construction materials: Unknown
• Exterior features: Corner lot; Subdivision location

Interior

• Kitchen: Refrigerator included
• Bedrooms: Two units have 3 beds (one unit); One unit has 2 beds
• Flooring: Laminate; Plank; Vinyl
• Bathrooms: 2 full bathrooms (total)
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Ceiling fan(s); Private entrance
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath multifamily listed at $162k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $157k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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); 292 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,140 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1950 — 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 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?
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 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: 1.45% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.90%
• DSCR: 1.80
• GRM: 5.8

CMA / ARV

• ARV (median comp): $197,731
• List price: $162,000
• Delta: -18.07%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.91% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.38×
• Total profit: $17,300
• Equity at exit: $24,155

10-year hold

• IRR: 20.3%
• Equity multiple: 2.88×
• Total profit: $85,118
• Equity at exit: $14,007

Cash invested: $45,360 (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: 292
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,343 high
• Mortgage (P&I): −$850
• Tax from tax record: −$257 /mo · $3,089/yr
• Insurance: −$68
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $610

Break-even live

Break-even rent $1,571

Max offer price $162,000

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,342
Total (2 units)			$2,343

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	24d	1	0.27mi

Listing history 27 events

1. 2026-06-18
   days on market $162,000 Active 47 DOM
2. 2026-06-17
   days on market $162,000 Active 46 DOM
3. 2026-06-16
   days on market $162,000 Active 45 DOM
4. 2026-06-15
   days on market $162,000 Active 44 DOM
5. 2026-06-13
   days on market $162,000 Active 42 DOM
6. 2026-06-09
   days on market $162,000 Active 38 DOM
7. 2026-06-08
   days on market $162,000 Active 37 DOM
8. 2026-06-07
   days on market $162,000 Active 36 DOM
9. 2026-06-04
   days on market $162,000 Active 33 DOM
10. 2026-06-03
    days on market $162,000 Active 32 DOM
11. 2026-06-02
    days on market $162,000 Active 31 DOM
12. 2026-06-01
    days on market $162,000 Active 30 DOM
13. 2026-05-31
    days on market $162,000 Active 29 DOM
14. 2026-05-02
    listed $162,000 Active 577-char remark
15. 2025-04-01
    historical
16. 2024-11-23
    listed $185,000 Active
17. 2024-05-31
    historical
18. 2024-03-20
    price $205,000
19. 2024-03-06
    status Active
20. 2024-03-04
    status Option Pending
21. 2024-02-08
    price $210,000
22. 2023-10-20
    price $212,500
23. 2023-09-28
    listed $215,000 Active
24. 2020-11-30
    soldstatus
25. 2020-08-18
    historical
26. 2020-07-31
    listed $150,000 Active
27. 2006-03-17
    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: $3,089 · $257/mo
• Projected year-2 tax: $3,089 · $257/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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $28,116
• − Mortgage interest: −$9,075
• − Property taxes: −$3,089
• − Insurance: −$1,607
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$4,713
• Taxable income: $5,133
• Est. tax owed @ 24.0%: −$1,232
• After-tax cash flow: $6,088/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

+8.0% since first listed

14 events — show timeline

• 2026-05-02 Listed $162,000 HARMLS
• 2025-04-01 Listing Removed — HARMLS
• 2024-11-23 Listed $185,000 HARMLS
• 2024-05-31 Listing Removed — HARMLS
• 2024-03-20 Price Changed $205,000 HARMLS
• 2024-03-06 Relisted — HARMLS
• 2024-03-04 Pending — HARMLS
• 2024-02-08 Price Changed $210,000 HARMLS
• 2023-10-20 Price Changed $212,500 HARMLS
• 2023-09-28 Listed $215,000 HARMLS
• 2020-11-30 Sold (Public Records) — Public Records
• 2020-08-18 Listing Removed — HARMLS
• 2020-07-31 Listed $150,000 HARMLS
• 2006-03-17 Sold (Public Records) — Public Records

Property tax history

+12.9%/yr

Latest (2025): $3,089 · +21.8% YoY. Source: county tax records.