126 W 6th St · Freeport, TX 77541

$250,000

8 bd · 6.0 ba · 2,812 sqft · MultiFamily public records · 31 Days on market

Built 1945 9,352 sqft lot $89/sqft · 23% above area Est $203k · 23% over ↓ 13% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Don’t miss your chance to own this 4-unit residential property, each featuring 2 bedrooms and 1 bathroom. This property offers a flexible layout suitable for a variety of living and investment needs. Conveniently designed with four separate units, it presents a great opportunity for rental income potential. Schedule your showing today!

Key facts

• 9,352 sq ft lot
• Built 1945
• Listed 31 days

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $952 ($11k/yr) — positive. Per door: $238/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.8% in Freeport — 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 58/100 on livability (#1,205 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• Brazosport ISD (suburban): math 43% / reading 41% proficiency, ranked #305 of 826 in TX (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 590 active listings in the ZIP; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).
• At $3,612/mo this rent would consume 65% of the median local household income ($67k/yr) (locally 354% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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: flood insurance adds $66/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,500 (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. 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 1945 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 1.44% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.46%
• DSCR: 1.78
• GRM: 5.8

CMA / ARV

• ARV (median comp): $202,977
• List price: $250,000
• Delta: 28.09%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.29×
• Total profit: $20,293
• Equity at exit: $37,276

10-year hold

• IRR: 16.7%
• Equity multiple: 2.38×
• Total profit: $96,414
• Equity at exit: $21,615

Cash invested: $70,000 (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 →

ZIP-level market 77541

• Home prices YoY: -29.3%
• Active inventory: 590
• Price-to-rent: 23.1×

Monthly cashflow live

• Estimated rent: $3,612 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$420 /mo · $5,036/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$759
• Net cashflow: $952

Break-even live

Break-even rent $2,407

Max offer price $250,000

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,612
Total (4 units)			$3,612

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $250,000 Active 31 DOM
2. 2026-06-17
   days on market $250,000 Active 30 DOM
3. 2026-06-16
   days on market $250,000 Active 29 DOM
4. 2026-06-15
   days on market $250,000 Active 28 DOM
5. 2026-06-13
   pricedays on market $250,000 Active 26 DOM
6. 2026-06-09
   days on market $260,000 Active 22 DOM
7. 2026-06-08
   days on market $260,000 Active 21 DOM
8. 2026-06-07
   days on market $260,000 Active 20 DOM
9. 2026-06-04
   days on market $260,000 Active 17 DOM
10. 2026-06-03
    days on market $260,000 Active 16 DOM
11. 2026-06-02
    days on market $260,000 Active 15 DOM
12. 2026-06-01
    days on market $260,000 Active 14 DOM
13. 2026-05-31
    days on market $260,000 Active 13 DOM
14. 2026-05-18
    listed $260,000 Active 343-char remark

    Show marketing remark (343 chars)

    Don’t miss your chance to own this 4-unit residential property, each featuring 2 bedrooms and 1 bathroom. This property offers a flexible layout suitable for a variety of living and investment needs. Conveniently designed with four separate units, it presents a great opportunity for rental income potential. Schedule your showing today!

15. 2026-05-06
    historical
16. 2026-04-06
    price $260,000
17. 2025-12-08
    price $275,000
18. 2025-07-22
    price $325,000
19. 2025-06-26
    price $300,000
20. 2025-06-08
    price $305,000
21. 2025-05-07
    listed $325,000 Active
22. 2025-04-22
    historical
23. 2025-04-17
    historical $1,000
24. 2024-11-02
    listed $1,000
25. 2024-06-04
    soldstatus
26. 2022-05-14
    historical
27. 2022-04-03
    price $200,000
28. 2022-02-07
    price $215,000
29. 2021-12-08
    price $275,000
30. 2021-11-10
    listed $300,000 Active
31. 2007-08-20
    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: $5,036 · $420/mo
• Projected year-2 tax: $5,036 · $420/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 (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥112°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $43,344
• − Mortgage interest: −$14,004
• − Property taxes: −$5,036
• − Insurance: −$2,048
• − Repairs & maintenance: −$3,468
• − Management: −$3,468
• − Depreciation: −$7,273
• Taxable income: $8,049
• Est. tax owed @ 24.0%: −$1,932
• After-tax cash flow: $9,494/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: Brazosport ISD
• NCES district ID: 4811190
• Math proficiency: 43% ▼ -6.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $57,024
• Composite: 36.84/100
• National rank: #4557
• State rank: #305 of 826 in TX

Livability — Freeport

• Score: 58/100
• State rank: #1205
• US rank: #21044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freeport, TX
• County: Brazoria County · 374,982 people
• City population: 16,996
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 16,996
• Household income: $66,507
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 354.0

Population outlook (Brazoria County) Hauer SSP2

• Today (2025): 420,414 people
• By 2030: 457,585 · +8.8%
• By 2040: 532,232 · +26.6%
• By 2050: 605,399 · +44.0%
• By 2075: 779,358 · +85.4%
• By 2100: 883,759 · +110.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 47% White 38% Two or more races 23% Black 12%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 71% English-only · Spanish 29%

Political lean MEDSL · Brazoria

• 2024 margin: R (+19.7) · D 39.5% · R 59.2% · Other 1.3%
• 2008→2024 swing: +9.9pp toward D · 2008: -29.6pp · 2024: -19.7pp
• All cycles: 2024: R+19.7 2020: R+18.2 2016: R+24.6 2012: R+34.2 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.12%
• Current HPI: 265.9301
• Rent YoY: —
• 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

-13.3% since first listed

18 events — show timeline

• 2026-05-18 Listed $260,000 HARMLS
• 2026-05-06 Listing Removed — HARMLS
• 2026-04-06 Price Changed $260,000 HARMLS
• 2025-12-08 Price Changed $275,000 HARMLS
• 2025-07-22 Price Changed $325,000 HARMLS
• 2025-06-26 Price Changed $300,000 HARMLS
• 2025-06-08 Price Changed $305,000 HARMLS
• 2025-05-07 Listed $325,000 HARMLS
• 2025-04-22 Coming Soon — HARMLS
• 2025-04-17 Rental Removed $1,000 HARMLS
• 2024-11-02 Listed for Rent $1,000 HARMLS
• 2024-06-04 Sold (Public Records) — Public Records
• 2022-05-14 Listing Removed — HARMLS
• 2022-04-03 Price Changed $200,000 HARMLS
• 2022-02-07 Price Changed $215,000 HARMLS
• 2021-12-08 Price Changed $275,000 HARMLS
• 2021-11-10 Listed $300,000 HARMLS
• 2007-08-20 Sold (Public Records) — Public Records

Property tax history

+9.7%/yr

Latest (2025): $5,036 · -2.8% YoY. Source: county tax records.