4989 Perennial Ln · Hitchcock, TX 77568

$275,000

4 bd · 3.0 ba · 2,010 sqft · SingleFamily public records · 80 Days on market

Built 2024 Good condition 0.25 ac lot 2-car garage $137/sqft · at area comps Est $278k · at est. $46/mo HOA · 2% of rent ↓ 19% since listing

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Why this score? — see what drove the F 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 +8.0/15.0
• Cash flow +4.1/30.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this thoughtfully designed home in La Marque, where modern comfort meets Gulf Coast convenience. The open floor plan seamlessly connects the living, dining, and kitchen areas, creating an inviting space for everyday living and entertaining. The kitchen features a large center island, white cabinetry, and a layout designed for gathering and connection. The primary suite offers dual vanities, a walk-in shower, and a spacious walk-in closet, while the secondary bedrooms provide flexibility for guests, work, or hobbies. Enjoy relaxing evenings under the covered patio overlooking the spacious backyard.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 2024

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-757 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (28.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (23.2% below list).
• Recommended offer: $198k (28.2% below list) — sets the bar for cash-flow.
• Cap rate 3.0% vs local median 1.6% in Hitchcock — 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 67/100 on livability (#560 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, amenities F.
• Hitchcock ISD (suburban): math 28% / reading 31% proficiency, ranked #628 of 826 in TX (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hitchcock Pri (453 students, 85% FRL); Crosby Middle (math 25% / reading 33%, grade F, #1,103 of 1,662 statewide, top 67%, 410 students, 84% FRL); Hitchcock H S (math 47% / reading 47%, grade D-, #591 of 1,632 statewide, top 38%, 470 students, 77% FRL).
• Market conditions: Rents rising (+4.0%/yr); 783 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 34% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $8k 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 80 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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: property tax is 3.6% of price.

Recommended offer $197,570 (28.2% 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. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-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. 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?
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 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: 0.77% ✗
• Cap rate: 2.99%
• Cash-on-cash: -11.81%
• DSCR: 0.47
• GRM: 10.9

CMA / ARV

• ARV (median comp): $278,353
• List price: $275,000
• Delta: 13.17%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1226 Sacred Light Ln	0.37mi	4/3.0	2,069 (+3%)	3mo	$292,990	$142	76
1085 Garnet Star Dr	0.31mi	4/2.0	1,872 (-7%)	2mo	$306,990	$164	69
622 Cherry Tree Dr	0.67mi	4/3.0	2,012 (+0%)	1mo	$305,900	$152	68
1341 Blue Moon Ln	0.41mi	4/2.0	1,872 (-7%)	2mo	$295,990	$158	63
1090 Garnet Star Dr	0.28mi	4/2.0	1,732 (-14%)	0mo	$289,990	$167	60
640 Burlina Rd	0.69mi	4/2.5	1,922 (-4%)	3mo	$283,990	$148	56
1074 Garnet Star Dr	0.29mi	3/2.0 (-1)	1,732 (-14%)	2mo	$295,990	$171	53
873 Grassy Knoll Trl	0.71mi	4/2.0	2,140 (+6%)	1mo	$310,000	$145	51
656 Blackberry Ln	0.67mi	4/3.5	2,231 (+11%)	3mo	$317,810	$142	46
1009 Woodhaven Lakes Dr	0.71mi	4/2.0	1,716 (-15%)	1mo	$254,990	$149	38
652 Burlina Rd	0.74mi	4/2.0	1,716 (-15%)	2mo	$255,190	$149	35
644 Burlina Rd	0.74mi	4/2.0	1,716 (-15%)	3mo	$275,990	$161	35

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: -36.3%
• Equity multiple: -0.17×
• Total profit: $-90,415
• Equity at exit: $41,003

10-year hold

• IRR: -41.0%
• Equity multiple: -0.70×
• Total profit: $-130,889
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 116 active · 33 under contract
• Months of supply: 13.6 mo (7%/mo absorbed)
• Median asking: $289,445 ($152/sqft)
• Median days on market: 95 d
• This list price: 31% of active listings are priced below it
• ARV vs active asking: -8.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77568

• Home prices YoY: -22.7%
• Rents YoY: 4.0%
• Active inventory: 783
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,112 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$823 /mo · $9,879/yr
• Insurance: −$115
• HOA: −$46
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-757

Break-even live

Break-even rent $3,071

Max offer price $197,570

Occupancy floor —

Sensitivity live

Price	-10% $-602	-5% $-680	+0% $-757	+5% $-835	+10% $-913
Rent	-10% $-924	-5% $-841	+0% $-757	+5% $-674	+10% $-591
Rate	-1.0pp $-619	-0.5pp $-688	base $-757	+0.5pp $-829	+1.0pp $-901

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6218 Red Oak Dr Hitchcock, TX	3.0	2.0	1400	$1,472	$1.05	0d	1	1.15mi
6315 Red Oak Dr Hitchcock, TX	4.0	2.0	1400	$1,601	$1.14	0d	1	1.19mi
453 Maple Bend Ln La Marque, TX	3.0	2.0	1860	$2,071	$1.11	69d	1	1.32mi

Property features AI

Finance

• HOA & community: Community managed by King Property ManagementHOA fee $46 monthly

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertySingle-story (all main rooms listed on first floor)Built in 2024Slab foundationComposition roof
• Construction: Brick, cement siding, and wood siding exterior
• Exterior features: Covered patioPatioDeckFully fenced yardLocated in a subdivision

Interior

• Kitchen: DishwasherGas cooktopGas ovenMicrowaveKitchen island
• Bedrooms: Primary bedroom on the first floor (12 x 13)Bedroom on the first floor (11 x 8)Bedroom on the first floor (11 x 10)Bedroom on the first floor (11 x 10)
• Flooring: CarpetVinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (gas)Central air (electric)
• Interior features: Double vanityKitchen islandKitchen/family room comboCeiling fansLiving/dining room
• Laundry & utility: Washer hookupGas dryer hookup

Listing history 50 events

1. 2026-08-08
   days on market $275,000 Active 80 DOM
2. 2026-08-06
   days on market $275,000 Active 78 DOM
3. 2026-08-05
   days on market $275,000 Active 77 DOM
4. 2026-08-04
   days on market $275,000 Active 76 DOM
5. 2026-08-03
   days on market $275,000 Active 75 DOM
6. 2026-07-31
   days on market $275,000 Active 72 DOM
7. 2026-07-30
   days on market $275,000 Active 70 DOM
8. 2026-07-28
   days on market $275,000 Active 69 DOM
9. 2026-07-26
   days on market $275,000 Active 67 DOM
10. 2026-07-24
    days on market $275,000 Active 65 DOM
11. 2026-07-23
    days on market $275,000 Active 64 DOM
12. 2026-07-22
    days on market $275,000 Active 63 DOM
13. 2026-07-21
    days on market $275,000 Active 62 DOM
14. 2026-07-20
    days on market $275,000 Active 61 DOM
15. 2026-07-18
    days on market $275,000 Active 59 DOM
16. 2026-07-18
    days on market $275,000 Active 58 DOM
17. 2026-07-16
    days on market $275,000 Active 57 DOM
18. 2026-07-15
    days on market $275,000 Active 56 DOM
19. 2026-07-14
    days on market $275,000 Active 55 DOM
20. 2026-07-13
    days on market $275,000 Active 54 DOM
21. 2026-07-13
    days on market $275,000 Active 53 DOM
22. 2026-07-11
    days on market $275,000 Active 52 DOM
23. 2026-07-10
    days on market $275,000 Active 51 DOM
24. 2026-07-09
    days on market $275,000 Active 50 DOM
25. 2026-07-07
    days on market $275,000 Active 48 DOM
26. 2026-07-06
    days on market $275,000 Active 47 DOM
27. 2026-07-06
    days on market $275,000 Active 46 DOM
28. 2026-07-05
    days on market $275,000 Active 45 DOM
29. 2026-07-03
    days on market $275,000 Active 44 DOM
30. 2026-07-02
    days on market $275,000 Active 43 DOM
31. 2026-07-01
    days on market $275,000 Active 42 DOM
32. 2026-06-30
    days on market $275,000 Active 41 DOM
33. 2026-06-29
    days on market $275,000 Active 40 DOM
34. 2026-06-28
    days on market $275,000 Active 39 DOM
35. 2026-06-27
    days on market $275,000 Active 38 DOM
36. 2026-06-26
    statusdays on market $275,000 Active 37 DOM
37. 2026-06-24
    days on market $275,000 Pending 35 DOM
38. 2026-06-22
    days on market $275,000 Pending 33 DOM
39. 2026-06-21
    days on market $275,000 Pending 32 DOM
40. 2026-06-18
    days on market $275,000 Pending 29 DOM
41. 2026-06-17
    status $275,000 Pending 28 DOM
42. 2026-06-17
    days on market $275,000 Active 28 DOM
43. 2026-06-16
    days on market $275,000 Active 27 DOM
44. 2026-06-15
    days on market $275,000 Active 26 DOM
45. 2026-06-13
    days on market $275,000 Active 24 DOM
46. 2026-06-13
    days on market $275,000 Active 23 DOM
47. 2026-06-09
    days on market $275,000 Active 20 DOM
48. 2026-06-08
    days on market $275,000 Active 19 DOM
49. 2026-06-07
    days on market $275,000 Active 18 DOM
50. 2026-06-04
    days on market $275,000 Active 15 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: $9,879 · $823/mo
• Projected year-2 tax: $9,879 · $823/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $25,343
• − Mortgage interest: −$15,404
• − Property taxes: −$9,879
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − HOA: −$552
• − Depreciation: −$8,000
• Taxable loss: −$13,922
• Est. tax savings @ 24.0%: +$3,341
• After-tax cash flow: $-5,749/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

Good 80/100 None rehab

This modern single-family home in La Marque is in good condition with a good condition score of 80. It has an open floor plan, modern kitchen and bathrooms, and a well-maintained exterior. The home is move-in ready and has a good resale and rental value.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Install smart home devices — Smart home devices can increase convenience and marketability ↑
• Both Add outdoor lighting — Outdoor lighting can improve safety and curb appeal ↑

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Hitchcock Pri Middle Crosby Middle F TX #1,103/1,662 Nat'l #9,290/14,009 High Hitchcock H S D- TX #591/1,632 Nat'l #6,330/17,239

Schools (NCES district)

• District: Hitchcock ISD
• NCES district ID: 4823310
• Math proficiency: 28% ▼ -2.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $47,041
• Composite: 25.5/100
• National rank: #7439
• State rank: #628 of 826 in TX

C Composite livability gradescore 67/100

Livability — Hitchcock

• Score: 67/100
• State rank: #560
• US rank: #10752

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hitchcock, TX
• County: Galveston County · 390,640 people
• City population: 49,936
• 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: 16% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Community managed by King Property ManagementHOA fee $46 monthly

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertySingle-story (all main rooms listed on first floor)Built in 2024Slab foundationComposition roof
• Construction: Brick, cement siding, and wood siding exterior
• Exterior features: Covered patioPatioDeckFully fenced yardLocated in a subdivision

Interior

• Kitchen: DishwasherGas cooktopGas ovenMicrowaveKitchen island
• Bedrooms: Primary bedroom on the first floor (12 x 13)Bedroom on the first floor (11 x 8)Bedroom on the first floor (11 x 10)Bedroom on the first floor (11 x 10)
• Flooring: CarpetVinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (gas)Central air (electric)
• Interior features: Double vanityKitchen islandKitchen/family room comboCeiling fansLiving/dining room
• Laundry & utility: Washer hookupGas dryer hookup

Price history

-19.5% since first listed

17 events — show timeline

• 2026-06-24 Relisted — HARMLS
• 2026-06-17 Pending — HARMLS
• 2026-05-29 Relisted — HARMLS
• 2026-05-27 Pending — HARMLS
• 2026-05-20 Listed $275,000 HARMLS
• 2026-05-19 Coming Soon $275,000 HARMLS
• 2026-05-17 Listing Removed — HARMLS
• 2026-04-07 Relisted — HARMLS
• 2026-04-07 Price Changed $315,000 HARMLS
• 2026-04-05 Listing Removed — HARMLS
• 2025-09-29 Price Changed $319,000 HARMLS
• 2025-09-03 Price Changed $324,500 HARMLS
• 2025-09-02 Relisted — HARMLS
• 2025-09-01 Listing Removed — HARMLS
• 2025-08-12 Price Changed $335,500 HARMLS
• 2025-07-30 Price Changed $338,500 HARMLS
• 2025-07-11 Listed $341,500 HARMLS

Property tax history

+539.4%/yr

Latest (2025): $9,879 · +539.4% YoY. Source: county tax records.