1117 3rd Ave N · Texas City, TX 77590

$82,000

4 bd · 2.0 ba · 1,664 sqft · Townhouse public records · 3 Days on market

Built 1964 8,123 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

Calling all investors, flippers, and value-add buyers! This 2-story duplex in Texas City offers a prime opportunity to add to your portfolio and unlock significant upside potential. The property is in need of repairs and renovation, making it an ideal project for those looking to build equity through improvements. Property is being sold as-is. Buyer to independently verify all information, measurements, and feasibility of intended use. Don't miss this chance to secure an investment property with plenty of potential in a growing market. Schedule your showing today!

Key facts

• Built 1964
• Listed 3 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story and two-story layout (bedrooms on first and second levels)
• Construction: Built in 1964; Slab foundation; Composition roof
• Exterior features: Subdivision lot

Interior

• Bedrooms: Four bedrooms: two on the first floor and two on the second floor (each approximately 10 x 10)
• Bathrooms: 2 full bathrooms
• Interior features: 4 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $82k.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Cap rate 16.9% 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; 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 34% 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 $567 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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: property tax is 4.2% of price; 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 5→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,000

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 2.28% ✓
• Cap rate: 16.93%
• Cash-on-cash: 37.98%
• DSCR: 2.69
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $178,048
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 13th St N	0.29mi	4/2.0	1,820 (+9%)	6mo	$195,000	$107	66

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: 32.7%
• Equity multiple: 2.42×
• Total profit: $32,607
• Equity at exit: $12,226

10-year hold

• IRR: 40.9%
• Equity multiple: 5.31×
• Total profit: $98,902
• Equity at exit: $7,090

Cash invested: $22,960 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$430
• Tax from tax record: −$286 /mo · $3,433/yr
• Insurance: −$34
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $660

Break-even live

Break-even rent $1,034

Max offer price $82,000

Occupancy floor 60%

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: $20,500
• Closing costs: $2,460
• 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	1d	6	1.00mi
813 Bay St N Texas City, TX	2.0–3.0	1.0–1.5	1010	$1,420	$1.41	1d	9	1.08mi
2526 3rd 1/2 Ave N Texas City, TX	3.0	2.0	1240	$1,550	$1.25	24d	1	1.25mi
45 17th Ave N Texas City, TX	4.0	1.0	1168	$1,750	$1.50	2d	1	1.33mi
2418 14th Ave N Texas City, TX	3.0	2.0	1488	$1,775	$1.19	3d	1	1.40mi
2714 5th Ave N Texas City, TX	3.0	2.0	1382	$1,800	$1.30	43d	1	1.44mi

Listing history 4 events

1. 2026-06-18
   days on market $82,000 Active 3 DOM
2. 2026-06-17
   days on market $82,000 Active 2 DOM
3. 2026-06-15
   remarks 570-char remark
4. 2026-06-15
   listed $82,000 Active 1 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: $3,433 · $286/mo
• Projected year-2 tax: $3,433 · $286/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 5 d/yr ≥108°F today · 20 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: $22,435
• − Mortgage interest: −$4,593
• − Property taxes: −$3,433
• − Insurance: −$1,208
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − Depreciation: −$2,385
• Taxable income: $7,226
• Est. tax owed @ 24.0%: −$1,734
• After-tax cash flow: $6,189/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

+39.0% since first listed

3 events — show timeline

• 2026-06-15 Listed $82,000 HARMLS
• 2006-05-06 Listing Removed — HARMLS
• 2005-01-18 Listed $59,000 HARMLS

Property tax history

+15.4%/yr

Latest (2025): $3,433 · +16.8% YoY. Source: county tax records.