508 E 2nd St · Sweeny, TX 77480

$109,000

3 bd · 2.0 ba · 2,371 sqft · SingleFamily public records · 24 Days on market

Built 1940 Fair condition 0.34 ac lot Garage $46/sqft · 47% below area Est $204k · 47% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

1 STORY HOME,3 BEDROOMS,2.

Key facts

• Formal dining room
• Spacious kitchen
• Large backyard

Tags

• LARGE LIVING ROOM
• FORMAL DINING ROOM
• SPACIOUS KITCHEN
• LARGE BACKYARD
• DETACHED GARAGE
• SEPARATE AREA FOR BUSINESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 4.0% 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: 169 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 185d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($754 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 4.3% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $107,365 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.80% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.08%
• DSCR: 1.94
• GRM: 4.6

CMA / ARV

• ARV (median comp): $203,740
• List price: $109,000
• Delta: -46.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 Brockman St	0.16mi	3/2.0	2,078 (-12%)	3mo	$199,000	$96	70
206 N Orange St	0.06mi	4/2.0 (+1)	1,900 (-20%)	8mo	$229,000	$121	60
707 Maple St	0.44mi	3/2.0	2,090 (-12%)	14mo	$265,000	$127	48
309 E 3rd St	0.16mi	4/2.5 (+1)	1,989 (-16%)	21mo	$209,900	$106	43
1010 Avenue A	0.40mi	4/3.0 (+1)	2,042 (-14%)	16mo	$274,900	$135	36

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: 40.1%
• Equity multiple: 4.07×
• Total profit: $93,692
• Equity at exit: $98,196

10-year hold

• IRR: 34.6%
• Equity multiple: 9.17×
• Total profit: $249,433
• Equity at exit: $211,763

Cash invested: $30,520 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 4 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $234,950 ($121/sqft)
• Median days on market: 98 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -29.2% vs 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: 169
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,958 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$394 /mo · $4,722/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $536

Break-even live

Break-even rent $1,279

Max offer price $109,000

Occupancy floor 68%

Sensitivity live

Price	-10% $598	-5% $567	+0% $536	+5% $505	+10% $474
Rent	-10% $381	-5% $459	+0% $536	+5% $613	+10% $691
Rate	-1.0pp $591	-0.5pp $564	base $536	+0.5pp $508	+1.0pp $479

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: $27,250
• Closing costs: $3,270
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 Avenue C Unit C Sweeny, TX	3.0	2.0	1691	$1,700	$1.01	142d	1	0.43mi
303 Yaupon St Sweeny, TX	3.0	2.0	1642	$1,850	$1.13	184d	1	0.50mi
208 Silver Leaf St Sweeny, TX	3.0	2.0	1984	$2,400	$1.21	184d	1	0.64mi

Property features AI

Exterior

• Parking: Detached garage1 garage space
• Utilities: Public waterPublic sewer
• Home design: Residential property
• Construction: Built in 1940Wood sidingComposition roofBlock foundation
• Exterior features: Corner lot

Interior

• Kitchen: Electric cooktop
• Bedrooms: 3 bedrooms on the first floor
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central gas heatingCentral electric air conditioning

Listing history 50 events

1. 2026-11-08
   days on market $109,000 Active 24 DOM
2. 2026-11-07
   days on market $109,000 Active 23 DOM
3. 2026-11-06
   days on market $109,000 Active 22 DOM
4. 2026-11-05
   days on market $109,000 Active 21 DOM
5. 2026-11-04
   days on market $109,000 Active 20 DOM
6. 2026-11-02
   days on market $109,000 Active 18 DOM
7. 2026-11-01
   days on market $109,000 Active 17 DOM
8. 2026-10-31
   days on market $109,000 Active 16 DOM
9. 2026-10-30
   days on market $109,000 Active 15 DOM
10. 2026-10-29
    days on market $109,000 Active 14 DOM
11. 2026-10-28
    days on market $109,000 Active 13 DOM
12. 2026-10-27
    days on market $109,000 Active 12 DOM
13. 2026-10-26
    days on market $109,000 Active 11 DOM
14. 2026-10-25
    days on market $109,000 Active 10 DOM
15. 2026-10-24
    days on market $109,000 Active 9 DOM
16. 2026-10-23
    days on market $109,000 Active 8 DOM
17. 2026-10-22
    days on market $109,000 Active 7 DOM
18. 2026-10-22
    days on market $109,000 Active 6 DOM
19. 2026-10-20
    days on market $109,000 Active 5 DOM
20. 2026-10-19
    days on market $109,000 Active 4 DOM
21. 2026-10-18
    days on market $109,000 Active 3 DOM
22. 2026-10-17
    days on market $109,000 Active 2 DOM
23. 2026-10-15
    pricedays on marketlisting id $109,000 Active 1 DOM
24. 2026-07-31
    days on market $119,000 Active 298 DOM
25. 2026-07-30
    days on market $119,000 Active 297 DOM
26. 2026-07-29
    days on market $119,000 Active 296 DOM
27. 2026-07-27
    days on market $119,000 Active 294 DOM
28. 2026-07-25
    days on market $119,000 Active 292 DOM
29. 2026-07-24
    days on market $119,000 Active 291 DOM
30. 2026-07-23
    days on market $119,000 Active 290 DOM
31. 2026-07-22
    days on market $119,000 Active 289 DOM
32. 2026-07-21
    days on market $119,000 Active 288 DOM
33. 2026-07-18
    days on market $119,000 Active 285 DOM
34. 2026-07-16
    days on market $119,000 Active 283 DOM
35. 2026-07-15
    days on market $119,000 Active 282 DOM
36. 2026-07-14
    days on market $119,000 Active 281 DOM
37. 2026-07-13
    days on market $119,000 Active 280 DOM
38. 2026-07-12
    days on market $119,000 Active 279 DOM
39. 2026-07-11
    days on market $119,000 Active 278 DOM
40. 2026-07-11
    days on market $119,000 Active 277 DOM
41. 2026-07-09
    days on market $119,000 Active 276 DOM
42. 2026-07-08
    days on market $119,000 Active 275 DOM
43. 2026-07-07
    days on market $119,000 Active 274 DOM
44. 2026-07-06
    days on market $119,000 Active 273 DOM
45. 2026-07-05
    days on market $119,000 Active 272 DOM
46. 2026-07-04
    days on market $119,000 Active 271 DOM
47. 2026-07-03
    days on market $119,000 Active 270 DOM
48. 2026-07-03
    days on market $119,000 Active 269 DOM
49. 2026-07-01
    days on market $119,000 Active 268 DOM
50. 2026-06-30
    days on market $119,000 Active 267 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: $4,722 · $394/mo
• Projected year-2 tax: $4,722 · $394/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $23,492
• − Mortgage interest: −$6,106
• − Property taxes: −$4,722
• − Insurance: −$545
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$3,171
• Taxable income: $5,190
• Est. tax owed @ 24.0%: −$1,246
• After-tax cash flow: $5,187/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 · 10 photos

Fair 45/100 Moderate rehab Est. rehab $59,275–$106,695 screening

This 1-story home requires moderate renovations to bring it up to current standards, with a focus on the kitchen and bathrooms. The exterior and landscaping are in good condition, making it a good investment opportunity.

Repairs flagged

• Major Exposed subfloor in kitchen and bathrooms — Structural damage requiring full replacement.
• Major Missing cabinets in kitchen — Structural damage requiring full replacement.
• Major Worn fixtures in bathrooms — Structural damage requiring full replacement.

Value-add opportunities

• Resale Painting and updating the kitchen and bathrooms — Fresh paint and updated fixtures will attract more buyers. ↑
• Resale Replacing flooring and cabinets — Fresh flooring and cabinets will make the home more appealing to buyers. ↑
• Rental Updating the kitchen and bathrooms — Fresh updates will attract renters looking for a modern space. ↑

ⓘ 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%
• 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

Property features AI

Exterior

• Parking: Detached garage1 garage space
• Utilities: Public waterPublic sewer
• Home design: Residential property
• Construction: Built in 1940Wood sidingComposition roofBlock foundation
• Exterior features: Corner lot

Interior

• Kitchen: Electric cooktop
• Bedrooms: 3 bedrooms on the first floor
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central gas heatingCentral electric air conditioning

Price history

+60.3% since first listed

10 events — show timeline

• 2026-10-15 Listed $109,000 HARMLS
• 2026-07-31 Listing Removed — HARMLS
• 2026-03-20 Price Changed $119,000 HARMLS
• 2026-02-07 Price Changed $139,000 HARMLS
• 2025-11-10 Price Changed $145,000 HARMLS
• 2025-10-06 Listed $155,000 HARMLS
• 2010-07-23 Sold (MLS) — HARMLS
• 2010-06-29 Listing Removed — HARMLS
• 2009-12-14 Listed $68,000 HARMLS
• 2007-01-25 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2026): $4,722 · -9.4% YoY. Source: county tax records.