401 E 5th St · Sweeny, TX 77480

$109,900

3 bd · 2.0 ba · 2,727 sqft · SingleFamily public records · 232 Days on market

Built 1965 Fair condition 0.37 ac lot $40/sqft · 58% below area ↓ 32% since listing

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This property features three bedrooms and two bathrooms, set on a spacious lot with road frontage on 6th Street. The backyard is fenced with chain-link fencing and boasts a large, mature loquat tree. Two of the bedrooms are located on the ground floor, while the third bedroom and a second bathroom are situated on the upper level. There is a versatile bonus room upstairs, perfect for an office or study. The kitchen is well-appointed, featuring an island with a gas cooktop and ample storage space. The utility room is conveniently located off the kitchen. Two water heaters service the home. For relaxing, there is a large family room and a sunroom positioned in the center of the house. The second bedroom on the main floor is adjacent to the one-car garage, providing easy access. This property presents a great opportunity for those looking to expand their living space.

Key facts

• Ample storage space
• Versatile bonus room
• Fenced backyard

Tags

• FENCED BACKYARD
• LARGE MATURE LOQUAT TREE
• VERSATILE BONUS ROOM
• WELL-APPOINTED KITCHEN
• ISLAND WITH GAS COOKTOP
• AMPLE STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.7% vs local median 3.6% in Sweeny — 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 71/100 on livability (#306 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Sweeny ISD (town): math 32% / reading 40% proficiency, ranked #480 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sweeny El (math 34% / reading 41%, grade F, #1,744 of 4,322 statewide, top 41%, 864 students, 67% FRL); Sweeny J H (math 29% / reading 36%, grade F, #947 of 1,662 statewide, top 58%, 445 students, 57% FRL); Sweeny H S (math 37% / reading 47%, grade F, #730 of 1,632 statewide, top 47%, 589 students, 51% FRL).
• Market conditions: 136 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).
• At $2,400/mo this rent would consume 45% of the median local household income ($64k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $12k of equity ($760 loan paydown + $11k appreciation (10.0% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $40k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.18% ✓
• Cap rate: 18.70%
• Cash-on-cash: 44.32%
• DSCR: 2.97
• GRM: 3.8

CMA / ARV

• ARV (median comp): $259,147
• List price: $109,900
• Delta: -51.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 Maple St	0.30mi	3/2.0	2,090 (-23%)	11mo	$265,000	$127	52
1225 County Road 878b	1.06mi	4/2.0 (+1)	2,973 (+9%)	4mo	$180,000	$61	41
1617 Azalea St	1.33mi	4/3.5 (+1)	2,577 (-6%)	15mo	$300,000	$116	32
1510 County Road 878	1.23mi	3/2.0	2,182 (-20%)	11mo	$389,900	$179	31
1319 County Road 878b	1.25mi	3/2.0	2,088 (-23%)	15mo	$120,000	$57	28
1628 Azalea St	1.38mi	3/3.0	2,399 (-12%)	17mo	$279,900	$117	27
22800-5 County Road 332 1st Shell	1.45mi	3/2.0	2,432 (-11%)	28mo	$295,000	$121	27
1002 Brockman St	0.41mi	4/3.0 (+1)	3,174 (+16%)	27mo	$275,000	$87	27
203 Victory Ln	0.62mi	3/3.0	2,100 (-23%)	30mo	$477,893	$228	22
1322 County Road 878b	1.21mi	3/2.0	2,118 (-22%)	25mo	$315,000	$149	20
1502 E Ashley Wilson Rd	1.07mi	3/2.0	2,146 (-21%)	29mo	$275,000	$128	20
939 W Ashley Wilson Rd	0.96mi	4/2.5 (+1)	2,100 (-23%)	22mo	$547,000	$260	15

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.8%
• Equity multiple: 5.30×
• Total profit: $132,275
• Equity at exit: $99,007

10-year hold

• IRR: 52.3%
• Equity multiple: 11.81×
• Total profit: $332,678
• Equity at exit: $213,512

Cash invested: $30,772 (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 →

Active competition Active MLS

• For sale now: 2 active · 2 under contract
• Median asking: $167,000 ($71/sqft)
• Median days on market: 197 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +33.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77480

• Home prices YoY: 12.0%
• Active inventory: 136
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $1,137

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 48%

Sensitivity live

Price	-10% $1,212	-5% $1,174	+0% $1,137	+5% $1,099	+10% $1,061
Rent	-10% $947	-5% $1,042	+0% $1,137	+5% $1,231	+10% $1,326
Rate	-1.0pp $1,192	-0.5pp $1,164	base $1,137	+0.5pp $1,108	+1.0pp $1,079

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: $27,475
• Closing costs: $3,297
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Silver Leaf St Sweeny, TX	3.0	2.0	1984	$2,400	$1.21	93d	1	0.83mi

Listing history 50 events

1. 2026-08-08
   days on market $109,900 Active 232 DOM
2. 2026-08-07
   days on market $109,900 Active 231 DOM
3. 2026-08-06
   days on market $109,900 Active 230 DOM
4. 2026-08-05
   days on market $109,900 Active 229 DOM
5. 2026-08-04
   days on market $109,900 Active 228 DOM
6. 2026-08-03
   pricedays on market $109,900 Active 227 DOM
7. 2026-07-31
   days on market $124,900 Active 224 DOM
8. 2026-07-30
   days on market $124,900 Active 223 DOM
9. 2026-07-29
   days on market $124,900 Active 222 DOM
10. 2026-07-27
    days on market $124,900 Active 220 DOM
11. 2026-07-25
    days on market $124,900 Active 218 DOM
12. 2026-07-24
    days on market $124,900 Active 217 DOM
13. 2026-07-23
    days on market $124,900 Active 216 DOM
14. 2026-07-22
    days on market $124,900 Active 215 DOM
15. 2026-07-21
    days on market $124,900 Active 214 DOM
16. 2026-07-18
    days on market $124,900 Active 211 DOM
17. 2026-07-16
    days on market $124,900 Active 209 DOM
18. 2026-07-15
    days on market $124,900 Active 208 DOM
19. 2026-07-14
    days on market $124,900 Active 207 DOM
20. 2026-07-13
    days on market $124,900 Active 206 DOM
21. 2026-07-12
    days on market $124,900 Active 205 DOM
22. 2026-07-11
    days on market $124,900 Active 204 DOM
23. 2026-07-11
    days on market $124,900 Active 203 DOM
24. 2026-07-09
    days on market $124,900 Active 202 DOM
25. 2026-07-08
    days on market $124,900 Active 201 DOM
26. 2026-07-07
    days on market $124,900 Active 200 DOM
27. 2026-07-06
    days on market $124,900 Active 199 DOM
28. 2026-07-05
    days on market $124,900 Active 198 DOM
29. 2026-07-04
    days on market $124,900 Active 197 DOM
30. 2026-07-03
    days on market $124,900 Active 196 DOM
31. 2026-07-03
    days on market $124,900 Active 195 DOM
32. 2026-07-01
    days on market $124,900 Active 194 DOM
33. 2026-06-30
    days on market $124,900 Active 193 DOM
34. 2026-06-29
    days on market $124,900 Active 192 DOM
35. 2026-06-28
    days on market $124,900 Active 191 DOM
36. 2026-06-27
    days on market $124,900 Active 190 DOM
37. 2026-06-26
    days on market $124,900 Active 188 DOM
38. 2026-06-22
    days on market $124,900 Active 185 DOM
39. 2026-06-21
    days on market $124,900 Active 184 DOM
40. 2026-06-19
    days on market $124,900 Active 182 DOM
41. 2026-06-18
    days on market $124,900 Active 181 DOM
42. 2026-06-17
    days on market $124,900 Active 180 DOM
43. 2026-06-16
    days on market $124,900 Active 179 DOM
44. 2026-06-15
    days on market $124,900 Active 178 DOM
45. 2026-06-14
    days on market $124,900 Active 176 DOM
46. 2026-06-12
    days on market $124,900 Active 175 DOM
47. 2026-06-09
    pricedays on market $124,900 Active 172 DOM
48. 2026-06-08
    days on market $135,500 Active 171 DOM
49. 2026-06-07
    days on market $135,500 Active 170 DOM
50. 2026-06-07
    days on market $135,500 Active 169 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,800
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$3,197
• Taxable income: $12,641
• Est. tax owed @ 24.0%: −$3,034
• After-tax cash flow: $10,604/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $68,175–$122,715 screening

The home requires significant repairs and maintenance, including a new roof and exterior painting, to improve its condition and value. Landscaping and fence repair would also enhance its curb appeal and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring tile

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear and potential damage.
• Moderate exterior siding — The exterior siding is in fair condition, with some discoloration and wear visible.
• Minor flooring — The flooring in the interior appears to be in fair condition, with some wear and tear visible.
• Minor interior walls — The interior walls appear to be in fair condition, with some discoloration and wear visible.

Value-add opportunities

• Resale repair and replace roof — A new roof would significantly improve the home's curb appeal and overall condition, making it more attractive to potential buyers. ↑
• Resale paint exterior and interior — Painting the exterior and interior would improve the home's appearance and make it more attractive to potential buyers. ↑
• Both landscaping and fence repair — Landscaping and repairing the fence would improve the home's curb appeal and increase its rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Sweeny El F TX #1,744/4,322 Nat'l #21,283/41,679 Middle Sweeny J H F TX #947/1,662 Nat'l #8,188/14,009 High Sweeny H S F TX #730/1,632 Nat'l #7,572/17,239

Schools (NCES district)

• District: Sweeny ISD
• NCES district ID: 4841970
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $53,607
• Composite: 31.49/100
• National rank: #5975
• State rank: #480 of 826 in TX

B Composite livability gradescore 71/100

Livability — Sweeny

• Score: 71/100
• State rank: #306
• US rank: #6914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweeny, TX
• County: Brazoria · 420,414 people
• Metro: Houston-Pasadena-The Woodlands, TX
• Population (ZIP): 8,252
• Household income: $63,981
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 2% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 17% Black 8% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 3% Slovak 3% Iranian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 90% English-only · Spanish 9% Tagalog/Filipino 1%

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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: ▲ 35.27%
• Current HPI: 328.8657
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-32.2% since first listed

6 events — show timeline

• 2026-05-02 Price Changed $135,500 HARMLS
• 2026-03-21 Price Changed $139,900 HARMLS
• 2026-01-27 Price Changed $147,500 HARMLS
• 2025-12-20 Listed $149,900 HARMLS
• 2023-03-27 Listing Removed — HARMLS
• 2022-11-04 Listed $199,900 HARMLS

Property tax history

+5.6%/yr

Latest (2025): $5,738 · -15.8% YoY. Source: county tax records.