508 E 2nd St · Sweeny, TX 77480

$119,000

3 bd · 2.0 ba · 2,371 sqft · SingleFamily public records · 256 Days on market

Built 1940 0.34 ac lot $50/sqft · 42% below area Est $206k · 42% 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 +29.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special! This 1-story home offers endless potential and a fantastic layout with 3 spacious bedrooms and 2.5 bathrooms. Enjoy a large living room perfect for gatherings, a formal dining room for special occasions, and a spacious kitchen complete with an island and cozy breakfast area. Step outside to a large backyard, ideal for entertaining or future upgrades. The detached 1-car garage adds convenience and flexibility. Bonus feature: The back of the home includes a separate area perfectly suited for a home-based business, complete with extra parking spaces — a rare and valuable setup! Schedule your showing today!

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 $119k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.7% 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.
• Market conditions: 113 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $13k of equity ($823 loan paydown + $12k 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 $33k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $36k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.4% 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 $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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: 1.65% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.80%
• DSCR: 1.70
• GRM: 5.1

CMA / ARV

• ARV (median comp): $206,126
• List price: $119,000
• Delta: -42.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 Maple St	0.44mi	3/2.0	2,090 (-12%)	10mo	$265,000	$127	52
1010 Avenue A	0.40mi	4/3.0 (+1)	2,042 (-14%)	12mo	$274,900	$135	40

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: 36.0%
• Equity multiple: 3.79×
• Total profit: $92,958
• Equity at exit: $107,205

10-year hold

• IRR: 31.1%
• Equity multiple: 8.57×
• Total profit: $252,180
• Equity at exit: $231,191

Cash invested: $33,320 (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 77480

• Home prices YoY: 12.0%
• Active inventory: 113
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,958 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$434 /mo · $5,211/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $439

Break-even live

Break-even rent $1,402

Max offer price $119,000

Occupancy floor 73%

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: $29,750
• Closing costs: $3,570
• 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	2d	1	0.43mi
303 Yaupon St Sweeny, TX	3.0	2.0	1642	$1,850	$1.13	44d	1	0.50mi
208 Silver Leaf St Sweeny, TX	3.0	2.0	1984	$2,400	$1.21	44d	1	0.64mi

Listing history 24 events

1. 2026-06-19
   days on market $119,000 Active 256 DOM
2. 2026-06-18
   days on market $119,000 Active 255 DOM
3. 2026-06-17
   days on market $119,000 Active 254 DOM
4. 2026-06-16
   days on market $119,000 Active 253 DOM
5. 2026-06-15
   days on market $119,000 Active 252 DOM
6. 2026-06-14
   days on market $119,000 Active 250 DOM
7. 2026-06-12
   days on market $119,000 Active 249 DOM
8. 2026-06-09
   days on market $119,000 Active 246 DOM
9. 2026-06-08
   days on market $119,000 Active 245 DOM
10. 2026-06-07
    days on market $119,000 Active 244 DOM
11. 2026-06-07
    days on market $119,000 Active 243 DOM
12. 2026-06-03
    days on market $119,000 Active 240 DOM
13. 2026-06-02
    days on market $119,000 Active 239 DOM
14. 2026-06-01
    days on market $119,000 Active 238 DOM
15. 2026-05-31
    days on market $119,000 Active 237 DOM
16. 2026-05-30
    days on market $119,000 Active 236 DOM
17. 2026-03-20
    price $119,000 634-char remark

    Show marketing remark (634 chars)

    Investor Special! This 1-story home offers endless potential and a fantastic layout with 3 spacious bedrooms and 2.5 bathrooms. Enjoy a large living room perfect for gatherings, a formal dining room for special occasions, and a spacious kitchen complete with an island and cozy breakfast area. Step outside to a large backyard, ideal for entertaining or future upgrades. The detached 1-car garage adds convenience and flexibility. Bonus feature: The back of the home includes a separate area perfectly suited for a home-based business, complete with extra parking spaces — a rare and valuable setup! Schedule your showing today!

18. 2026-02-07
    price $139,000 634-char remark

    Show marketing remark (634 chars)

    Investor Special! This 1-story home offers endless potential and a fantastic layout with 3 spacious bedrooms and 2.5 bathrooms. Enjoy a large living room perfect for gatherings, a formal dining room for special occasions, and a spacious kitchen complete with an island and cozy breakfast area. Step outside to a large backyard, ideal for entertaining or future upgrades. The detached 1-car garage adds convenience and flexibility. Bonus feature: The back of the home includes a separate area perfectly suited for a home-based business, complete with extra parking spaces — a rare and valuable setup! Schedule your showing today!

19. 2025-11-10
    price $145,000 634-char remark

    Show marketing remark (634 chars)

    Investor Special! This 1-story home offers endless potential and a fantastic layout with 3 spacious bedrooms and 2.5 bathrooms. Enjoy a large living room perfect for gatherings, a formal dining room for special occasions, and a spacious kitchen complete with an island and cozy breakfast area. Step outside to a large backyard, ideal for entertaining or future upgrades. The detached 1-car garage adds convenience and flexibility. Bonus feature: The back of the home includes a separate area perfectly suited for a home-based business, complete with extra parking spaces — a rare and valuable setup! Schedule your showing today!

20. 2025-10-06
    listed $155,000 Active 634-char remark

    Show marketing remark (634 chars)

    Investor Special! This 1-story home offers endless potential and a fantastic layout with 3 spacious bedrooms and 2.5 bathrooms. Enjoy a large living room perfect for gatherings, a formal dining room for special occasions, and a spacious kitchen complete with an island and cozy breakfast area. Step outside to a large backyard, ideal for entertaining or future upgrades. The detached 1-car garage adds convenience and flexibility. Bonus feature: The back of the home includes a separate area perfectly suited for a home-based business, complete with extra parking spaces — a rare and valuable setup! Schedule your showing today!

21. 2010-07-23
    soldstatus 313-char remark

    Show marketing remark (313 chars)

    1 STORY HOME,3 BEDROOMS,2.5 BATHROOMS,LARGE LIVINGROOM,FORMAL DININGROOM,SPACIOUS KITCHEN WITH ISLAND AND BREAKFAST AREA,LARGE BACKYARD WITH GARDEN AREA STORAGE BUILDING HOT TUB,1 CAR GARAGE DETACHED,ADDED FEATURE: BACK OF HOUSE HAS PERFECT SETUP FOR BAKERY OR ANY OTH HOME BASE BUSINESS WITH EXTRA PARKING SPACES

22. 2010-06-29
    historical 313-char remark

    Show marketing remark (313 chars)

    1 STORY HOME,3 BEDROOMS,2.5 BATHROOMS,LARGE LIVINGROOM,FORMAL DININGROOM,SPACIOUS KITCHEN WITH ISLAND AND BREAKFAST AREA,LARGE BACKYARD WITH GARDEN AREA STORAGE BUILDING HOT TUB,1 CAR GARAGE DETACHED,ADDED FEATURE: BACK OF HOUSE HAS PERFECT SETUP FOR BAKERY OR ANY OTH HOME BASE BUSINESS WITH EXTRA PARKING SPACES

23. 2009-12-14
    listed $68,000 313-char remark

    Show marketing remark (313 chars)

    1 STORY HOME,3 BEDROOMS,2.5 BATHROOMS,LARGE LIVINGROOM,FORMAL DININGROOM,SPACIOUS KITCHEN WITH ISLAND AND BREAKFAST AREA,LARGE BACKYARD WITH GARDEN AREA STORAGE BUILDING HOT TUB,1 CAR GARAGE DETACHED,ADDED FEATURE: BACK OF HOUSE HAS PERFECT SETUP FOR BAKERY OR ANY OTH HOME BASE BUSINESS WITH EXTRA PARKING SPACES

24. 2007-01-25
    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: $5,211 · $434/mo
• Projected year-2 tax: $5,211 · $434/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 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: $23,492
• − Mortgage interest: −$6,666
• − Property taxes: −$5,211
• − Insurance: −$595
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$3,462
• Taxable income: $3,800
• Est. tax owed @ 24.0%: −$912
• After-tax cash flow: $4,353/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: 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

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
• Population (ZIP): 8,252

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: 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%

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

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

+75.0% since first listed

8 events — show timeline

• 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

+4.3%/yr

Latest (2025): $5,211 · -11.5% YoY. Source: county tax records.