1217 3rd Ave N · Texas City, TX 77590

$178,900

4 bd · 2.0 ba · 1,588 sqft · MultiFamily public records · 62 Days on market

Built 1969 7,500 sqft lot $113/sqft · at area comps Est $171k · at est.

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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 +22.9/30.0
• DSCR +7.3/10.0
• 1% rule +6.7/10.0
• ARV discount +5.4/15.0
• 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

Fully remodeled duplex in Texas City offering strong income potential. Property features two units: a 2 bed/1 bath leased at $1,300/month and a 1 bed/1 bath leased at $1,100/month. Updates include new roof, mini-split systems, updated kitchens and bathrooms, new flooring, and fresh interior and exterior paint. Property is tenant occupied. Utilities are currently set up with one meter, and all bills are included. Conveniently located with easy access to major roads, shopping, and local amenities. Great opportunity for an investment property. Showings by appointment only. Please do not disturb tenants.

Key facts

• Remodeled duplex
• Mini-split systems
• Updated bathrooms

Tags

• REMODELED DUPLEX
• STRONG INCOME POTENTIAL
• NEW ROOF
• MINI-SPLIT SYSTEMS
• UPDATED KITCHENS
• UPDATED BATHROOMS

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $179k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive. Per door: $124/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $168k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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+, schools 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.
• Market conditions: Rents rising fast (+4.9%/yr); 292 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 38% 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.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 2 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: 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,166 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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 1969 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.17% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.53%
• DSCR: 1.33
• GRM: 7.1

CMA / ARV

• ARV (median comp): $171,082
• List price: $178,900
• Delta: 4.57%
• Verdict: FAIR
• Comps: 16 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	0.04mi	4/1.0	1,694 (+7%)	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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-8,997
• Equity at exit: $26,675

10-year hold

• IRR: 7.3%
• Equity multiple: 1.61×
• Total profit: $30,446
• Equity at exit: $15,468

Cash invested: $50,092 (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: 13.8×

Monthly cashflow live

• Estimated rent: $2,086 high
• Mortgage (P&I): −$938
• Tax from tax record: −$321 /mo · $3,853/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $248

Break-even live

Break-even rent $1,772

Max offer price $178,900

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,079
1× unit	1	1	$1,007
Total (2 units)			$2,086

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: $44,725
• Closing costs: $5,367
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.10mi
1919 13th Ave N Texas City, TX	1.0–3.0	1.0–2.0	950	$1,499	$1.58	2d	6	0.95mi
813 Bay St N Texas City, TX	2.0–3.0	1.0–1.5	1010	$1,420	$1.41	1d	9	1.14mi
2526 3rd 1/2 Ave N Texas City, TX	3.0	2.0	1240	$1,550	$1.25	24d	1	1.19mi
2418 14th Ave N Texas City, TX	3.0	2.0	1488	$1,775	$1.19	3d	1	1.35mi
45 17th Ave N Texas City, TX	4.0	1.0	1168	$1,750	$1.50	2d	1	1.37mi
2714 5th Ave N Texas City, TX	3.0	2.0	1382	$1,800	$1.30	43d	1	1.38mi

Listing history 12 events

1. 2026-06-04
   days on market $178,900 Active 62 DOM
2. 2026-06-03
   days on market $178,900 Active 61 DOM
3. 2026-06-02
   days on market $178,900 Active 60 DOM
4. 2026-06-01
   days on market $178,900 Active 59 DOM
5. 2026-05-31
   days on market $178,900 Active 58 DOM
6. 2026-04-03
   listed $178,900 Active 607-char remark

   Show marketing remark (607 chars)

   Fully remodeled duplex in Texas City offering strong income potential. Property features two units: a 2 bed/1 bath leased at $1,300/month and a 1 bed/1 bath leased at $1,100/month. Updates include new roof, mini-split systems, updated kitchens and bathrooms, new flooring, and fresh interior and exterior paint. Property is tenant occupied. Utilities are currently set up with one meter, and all bills are included. Conveniently located with easy access to major roads, shopping, and local amenities. Great opportunity for an investment property. Showings by appointment only. Please do not disturb tenants.

7. 2026-02-18
   soldstatus
8. 2026-02-17
   soldstatus Closed 315-char remark

   Show marketing remark (315 chars)

   Investor Special. Home has been converted into a duplex. There is currently a tenant living in the left side unit. Do Not disturbe the tenant. Seller has updated the water heater. And on the 2-bedroom restroom with a new toilet, tile flooring and a new sink on the right side unit. Still needs more TLC. Sold AS-IS.

9. 2026-01-31
   status Pending 315-char remark

   Show marketing remark (315 chars)

   Investor Special. Home has been converted into a duplex. There is currently a tenant living in the left side unit. Do Not disturbe the tenant. Seller has updated the water heater. And on the 2-bedroom restroom with a new toilet, tile flooring and a new sink on the right side unit. Still needs more TLC. Sold AS-IS.

10. 2026-01-15
    status Pending 315-char remark

    Show marketing remark (315 chars)

    Investor Special. Home has been converted into a duplex. There is currently a tenant living in the left side unit. Do Not disturbe the tenant. Seller has updated the water heater. And on the 2-bedroom restroom with a new toilet, tile flooring and a new sink on the right side unit. Still needs more TLC. Sold AS-IS.

11. 2026-01-07
    listed $99,900 Active 315-char remark

    Show marketing remark (315 chars)

    Investor Special. Home has been converted into a duplex. There is currently a tenant living in the left side unit. Do Not disturbe the tenant. Seller has updated the water heater. And on the 2-bedroom restroom with a new toilet, tile flooring and a new sink on the right side unit. Still needs more TLC. Sold AS-IS.

12. 1995-06-08
    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: $3,853 · $321/mo
• Projected year-2 tax: $3,853 · $321/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 · 60% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 24 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: $25,032
• − Mortgage interest: −$10,021
• − Property taxes: −$3,853
• − Insurance: −$1,692
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − Depreciation: −$5,204
• Taxable income: $256
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $2,911/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

+79.1% since first listed

7 events — show timeline

• 2026-04-03 Listed $178,900 HARMLS
• 2026-02-18 Sold (Public Records) — Public Records
• 2026-02-17 Sold (MLS) — HARMLS
• 2026-01-31 Pending — HARMLS
• 2026-01-15 Pending — HARMLS
• 2026-01-07 Listed $99,900 HARMLS
• 1995-06-08 Sold (Public Records) — Public Records

Property tax history

+15.8%/yr

Latest (2025): $3,853 · +5.1% YoY. Source: county tax records.