2709 Virginia St · La Marque, TX 77568

$183,500

2 bd · 1.0 ba · 1,365 sqft · SingleFamily public records · 16 Days on market

Built 2013 9,574 sqft lot Est $187k · at est. ↓ 8% since listing

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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 +12.7/30.0
• ARV discount +8.3/15.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in a quiet subdivision just off the Gulf Freeway, this adorable 2/2 with a large 1 car detached garage is ideal for anyone looking to down size. This home is a generous 1,300+sf with wide doorways and hallways on a large 9,500sf lot. Furnishings and appliances are included. Shopping, restaurants are nearby and Galveston is just a few minutes drive away.

Key facts

• 9,574 sq ft lot
• Garage
• Built 2013

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces north; Entry on slab foundation
• Construction: Brick and cement siding exterior; Composition roof; Built in 2013; Slab foundation
• Exterior features: Subdivision lot

Interior

• Kitchen: Electric range
• Bedrooms: 2 total rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Handicap access; Tub with shower; Open living/dining area
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $-20 ($-241/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (14.4% below list).
• Recommended offer: $157k (14.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#1,136 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime 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.
• Zoned schools: Hayley El (math 7% / reading 11%, grade F, #4,293 of 4,322 statewide, top 99%, 562 students, 92% 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 92% FRL vs 66% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 28% district-wide (-12 pts) — the specific schools serving this property underperform the Texas City ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+4.0%/yr); 661 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3,258 units permitted in Galveston County in 2024 (0 in 5+ unit buildings).

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 16 days — a 2% lower offer ($181k) 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

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,101 (14.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $187,005
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2709 Virginia St	0.00mi	2/2.0	1,365 (0%)	0mo	$183,500	$134	96
208 Preston St	0.28mi	3/1.0 (+1)	1,364 (-0%)	1mo	$157,999	$116	82
3029 Taylor St	0.27mi	3/1.0 (+1)	1,330 (-3%)	1mo	$135,000	$102	77
118 Brown St	0.21mi	3/1.0 (+1)	1,275 (-7%)	1mo	$205,000	$161	73
2026 Rosalee St	0.15mi	3/2.0 (+1)	1,270 (-7%)	1mo	$189,000	$149	72
1708 Rosalee St	0.48mi	2/2.0	1,316 (-4%)	1mo	$180,000	$137	67
1716 Rosalee St	0.43mi	3/2.0 (+1)	1,420 (+4%)	0mo	$110,000	$77	64
2301 Boss St	0.47mi	3/2.0 (+1)	1,410 (+3%)	1mo	$239,000	$170	63
1405 Austin St	0.63mi	3/2.0 (+1)	1,389 (+2%)	1mo	$235,000	$169	58
1815 Thompson St	0.41mi	3/2.0 (+1)	1,250 (-8%)	1mo	$199,000	$159	57
110 N Texas St	0.72mi	2/2.0	1,327 (-3%)	1mo	$162,250	$122	57
229 S Fulton St S	0.56mi	3/1.5 (+1)	1,474 (+8%)	1mo	$159,900	$108	52

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-29,479
• Equity at exit: $27,360

10-year hold

• IRR: -6.1%
• Equity multiple: 0.59×
• Total profit: $-20,898
• Equity at exit: $15,866

Cash invested: $51,380 (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 77568

• Home prices YoY: -22.7%
• Rents YoY: 4.0%
• Active inventory: 661
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$962
• Tax from tax record: −$222 /mo · $2,669/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-20

Break-even live

Break-even rent $1,596

Max offer price $179,950

Occupancy floor 96%

Sensitivity live

Price	-10% $84	-5% $32	+0% $-20	+5% $-72	+10% $-124
Rent	-10% $-144	-5% $-82	+0% $-20	+5% $42	+10% $104
Rate	-1.0pp $72	-0.5pp $27	base $-20	+0.5pp $-68	+1.0pp $-116

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: $45,875
• Closing costs: $5,505
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1006 E Camp Cir La Marque, TX	3.0	1.0	1230	$1,500	$1.22	26d	1	0.32mi
1013 Margot St La Marque, TX	3.0	2.0	1099	$1,500	$1.36	20d	1	0.40mi
228 S Algeria St Texas City, TX	1.0	1.0	1831	$630	$0.34	0d	1	0.48mi
309 S Bell Dr Texas City, TX	2.0	2.0	1316	$1,650	$1.25	45d	1	0.63mi
7510 Hummingbird Ln Texas City, TX	3.0	1.5	1200	$1,550	$1.29	4d	1	0.79mi
1230 Kirsten St La Marque, TX	3.0	2.0	1704	$1,660	$0.97	4d	1	0.82mi
203 Beatrice St La Marque, TX	3.0	1.0	1304	$1,395	$1.07	26d	1	0.86mi
2729 Main St La Marque, TX	2.0	1.0–2.0	864	$950	$1.10	0d	3	1.13mi
1825 Bayou Rd La Marque, TX	2.0	1.0	1200	$1,195	$1.00	45d	1	1.17mi
6607 Memorial Dr Texas City, TX	2.0	1.0	936	$1,200	$1.28	45d	1	1.17mi
619 N Vionett Ln Texas City, TX	3.0	2.0	1204	$1,550	$1.29	7d	1	1.18mi

Listing history 6 events

1. 2026-05-14
   status Pending
2. 2026-05-12
   listed $183,500 Active
3. 2025-11-15
   historical
4. 2025-07-04
   price $193,500
5. 2025-05-23
   listed $200,000 Active
6. 2025-05-21
   historical

ⓘ 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: $2,669 · $222/mo
• Projected year-2 tax: $3,358 · $280/mo
• Expected delta: +$689/yr (+$57/mo · 25.8%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 44% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 27 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: $18,852
• − Mortgage interest: −$10,279
• − Property taxes: −$2,669
• − Insurance: −$918
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$5,338
• Taxable loss: −$3,368
• Est. tax savings @ 24.0%: +$808
• After-tax cash flow: $567/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 — La Marque

• Score: 59/100
• State rank: #1136
• US rank: #20037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Marque, TX
• County: Galveston County · 357,330 people
• City population: 23,083
• 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: 700.0

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: 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%

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

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

-8.2% since first listed

6 events — show timeline

• 2026-05-14 Pending — HARMLS
• 2026-05-12 Listed $183,500 HARMLS
• 2025-11-15 Listing Removed — HARMLS
• 2025-07-04 Price Changed $193,500 HARMLS
• 2025-05-23 Listed $200,000 HARMLS
• 2025-05-21 Coming Soon — HARMLS

Property tax history

+2.1%/yr

Latest (2025): $2,669 · +13.3% YoY. Source: county tax records.