7405 Carver Ave · Texas City, TX 77591

$184,900

4 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 31 Days on market

Built 1979 6,298 sqft lot $129/sqft · 9% above area Est $176k · at est.

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Why this score? — see what drove the D+ 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 +18.0/30.0
• DSCR +5.6/10.0
• 1% rule +5.3/10.0
• ARV discount +5.3/15.0
• 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

Are you ready to make that big move into affordable home ownership without MUD taxes? This updated 4 bedroom 2 bathroom home in the desirable South Acre Manor subdivision in Texas City is ready to become your home sweet home! Updates for August 2024 to include paint inside & out, HVAC, some new flooring, 2024 bathroom, 2024 lighting fixtures & ceiling fans. New for 2024 primary bathroom with chic hex tile and rain shower head. Split floorplan with 3 bedrooms and 1 bathroom on one side of the home, while the primary ensuite is on the opposite side. Living room & family room as well as a centrally-located open kitchen ideal for entertaining. Lots of parking space under the c

Key facts

• Chic hex tile
• Primary bathroom
• New flooring

Tags

• UPDATED HOME
• SOUTH ACRE MANOR SUBDIVISION
• NEW FLOORING
• PRIMARY BATHROOM
• CHIC HEX TILE
• RAIN SHOWER HEAD

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached carport; Additional parking; 2-car carport
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (living spaces on first floor); Slab foundation; Facing direction not specified
• Construction: Brick construction; Built in 1979; Composition roof
• Exterior features: Deck; Patio; Fence (back yard); Subdivision lot

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on first floor (10x10); Bedroom on first floor (11x11); Bedroom on first floor (13x9); Bedroom on first floor (13x10)
• Flooring: Laminate; Plank; Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Kitchen/family room combo; Window treatments; Ceiling fans; Combined living and dining area; Window coverings
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room on first floor (7x4)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: Simms El (math 23% / reading 24%, grade F, #3,247 of 4,322 statewide, top 76%, 475 students, 89% 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 90% FRL vs 66% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.7%/yr); 240 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($69k/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 $6k 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 31 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 7 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

• Climate carrying-cost: major 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 $179,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 1.03% ✓
• Cap rate: 7.32%
• Cash-on-cash: 3.65%
• DSCR: 1.16
• GRM: 8.1

CMA / ARV

• ARV (median comp): $176,183
• List price: $184,900
• Delta: 4.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 W Red Oak Ln	0.26mi	4/2.0	1,463 (+2%)	4mo	$219,900	$150	76
229 S Fulton St S	0.24mi	3/1.5 (-1)	1,474 (+3%)	1mo	$159,900	$108	75
7306 Nightingale Cir	0.29mi	4/2.0	1,502 (+5%)	6mo	$230,000	$153	69
7211 Mockingbird Ln	0.24mi	3/1.5 (-1)	1,300 (-9%)	2mo	$187,600	$144	66
7806 Jonquil Dr	0.43mi	3/2.0 (-1)	1,512 (+6%)	3mo	$229,900	$152	58
3029 Taylor St	0.58mi	3/1.0 (-1)	1,330 (-7%)	1mo	$135,000	$102	56
6519 Anderson St	0.54mi	3/2.0 (-1)	1,490 (+4%)	4mo	$210,000	$141	55
208 Preston St	0.69mi	3/1.0 (-1)	1,364 (-4%)	0mo	$157,999	$116	55
7214 Whippoorwill Ln	0.51mi	4/2.0	1,292 (-10%)	2mo	$128,000	$99	55
6618 Park Ave	0.49mi	3/2.5 (-1)	1,362 (-5%)	5mo	$204,900	$150	54
8002 W Red Oak Ln	0.39mi	4/2.0	1,609 (+13%)	4mo	$229,000	$142	53
118 Brown St	0.62mi	3/1.0 (-1)	1,275 (-11%)	1mo	$205,000	$161	47

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 · 4.67% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.68×
• Total profit: $-16,599
• Equity at exit: $27,569

10-year hold

• IRR: 3.1%
• Equity multiple: 1.24×
• Total profit: $12,568
• Equity at exit: $15,987

Cash invested: $51,772 (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 77591

• Home prices YoY: -5.6%
• Rents YoY: 4.7%
• Active inventory: 240
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,904 high
• Mortgage (P&I): −$970
• Tax from tax record: −$300 /mo · $3,595/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $158

Break-even live

Break-even rent $1,704

Max offer price $184,900

Occupancy floor 87%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7510 Hummingbird Ln Texas City, TX	3.0	1.5	1200	$1,550	$1.29	2d	1	0.10mi
8208 Ash Rd Texas City, TX	4.0	2.0	1701	$1,795	$1.06	43d	1	0.74mi
14403 Daniel Shores Dr La Marque, TX	4.0	3.0–3.5	1872	$2,600	$1.39	1d	12	0.82mi
1006 E Camp Cir La Marque, TX	3.0	1.0	1230	$1,500	$1.22	24d	1	1.07mi
619 N Vionett Ln Texas City, TX	3.0	2.0	1204	$1,550	$1.29	5d	1	1.07mi
1013 Margot St La Marque, TX	3.0	2.0	1099	$1,500	$1.36	18d	1	1.18mi
203 Beatrice St La Marque, TX	3.0	1.0	1304	$1,395	$1.07	24d	1	1.33mi
1401 Austin St La Marque, TX	4.0	3.0	1542	$2,400	$1.56	43d	1	1.36mi

Listing history 30 events

1. 2026-06-15
   days on market $184,900 Pending 31 DOM
2. 2026-06-13
   days on market $184,900 Pending 30 DOM
3. 2026-06-09
   days on market $184,900 Pending 26 DOM
4. 2026-06-08
   statusdays on market $184,900 Pending 25 DOM
5. 2026-06-07
   days on market $184,900 Active 24 DOM
6. 2026-06-04
   days on market $184,900 Active 21 DOM
7. 2026-06-03
   days on market $184,900 Active 20 DOM
8. 2026-06-02
   days on market $184,900 Active 19 DOM
9. 2026-06-01
   days on market $184,900 Active 18 DOM
10. 2026-05-31
    days on market $184,900 Active 17 DOM
11. 2026-05-14
    listed $190,999 Active 928-char remark
12. 2026-04-06
    historical $1,619
13. 2026-02-27
    listed $1,619
14. 2026-02-23
    historical $1,692
15. 2026-01-07
    listed $1,692
16. 2025-12-30
    soldstatus
17. 2025-12-22
    historical $1,700
18. 2025-10-26
    price $1,700
19. 2025-09-26
    historical
20. 2025-09-17
    listed $1,750
21. 2025-09-05
    price $196,000
22. 2025-08-21
    status Active
23. 2025-08-14
    historical
24. 2025-08-11
    price $199,900
25. 2025-08-05
    listed $209,900 Active
26. 2024-09-12
    historical $1,750
27. 2024-09-05
    price $1,750
28. 2024-08-27
    listed $1,799
29. 2024-05-20
    soldstatus
30. 2024-05-16
    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: $3,595 · $300/mo
• Projected year-2 tax: $3,595 · $300/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 28 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: $22,843
• − Mortgage interest: −$10,357
• − Property taxes: −$3,595
• − Insurance: −$924
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$5,379
• Taxable loss: −$1,067
• Est. tax savings @ 24.0%: +$256
• After-tax cash flow: $2,148/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): 18,294
• Household income: $68,593
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 718.0

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 0.65)
• Race & ethnicity: Black 50% White 26% Hispanic / Latino 19% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Chinese 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: ▼ -14.63%
• Current HPI: 247.1905
• Rent YoY: ▲ 4.67%
• 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

+10177.9% since first listed

23 events — show timeline

• 2026-06-15 Pending — HARMLS
• 2026-06-08 Pending — HARMLS
• 2026-05-27 Price Changed $184,900 HARMLS
• 2026-05-14 Listed $190,999 HARMLS
• 2026-04-06 Rental Removed $1,619 HARMLS
• 2026-02-27 Listed for Rent $1,619 HARMLS
• 2026-02-23 Rental Removed $1,692 HARMLS
• 2026-01-07 Listed for Rent $1,692 HARMLS
• 2025-12-30 Sold (Public Records) — Public Records
• 2025-12-22 Rental Removed $1,700 HARMLS
• 2025-10-26 Price Changed $1,700 HARMLS
• 2025-09-26 Listing Removed — HARMLS
• 2025-09-17 Listed for Rent $1,750 HARMLS
• 2025-09-05 Price Changed $196,000 HARMLS
• 2025-08-21 Relisted — HARMLS
• 2025-08-14 Listing Removed — HARMLS
• 2025-08-11 Price Changed $199,900 HARMLS
• 2025-08-05 Listed $209,900 HARMLS
• 2024-09-12 Rental Removed $1,750 HARMLS
• 2024-09-05 Price Changed $1,750 HARMLS
• 2024-08-27 Listed for Rent $1,799 HARMLS
• 2024-05-20 Sold (Public Records) — Public Records
• 2024-05-16 Sold (Public Records) — Public Records

Property tax history

+10.6%/yr

Latest (2025): $3,595 · +52.4% YoY. Source: county tax records.