300 Hargett St · Clute, TX 77531

$156,500

3 bd · 1.5 ba · 1,810 sqft · SingleFamily public records · 165 Days on market

Built 1958 8,999 sqft lot $86/sqft · 28% below area Est $217k · 28% under ↓ 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).

• ARV discount +15.0/15.0
• Cash flow +10.8/30.0
• Appreciation +7.5/10.0
• 1% rule +4.9/10.0
• Schools +3.7/10.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home features three bedrooms, two bath and a one car garage. Conveniently located near schools, this property boasts a fenced spacious backyard perfect for outdoor activities. The kitchen features granite countertops and a large island, ideal for hosting gatherings. With two living areas, there is plenty of space for all your needs.

Key facts

• Two living areas
• Large island
• Granite countertops

Tags

• FENCED SPACIOUS BACKYARD
• GRANITE COUNTERTOPS
• LARGE ISLAND
• TWO LIVING AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $-71 ($-854/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (0.6% below list).
• Recommended offer: $138k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% vs local median 2.5% in Clute — 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 61/100 on livability (#1,002 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, schools 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: 115 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $9k of equity ($1k loan paydown + $8k appreciation (4.9% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $42k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,720 (12.0% 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. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 0.99% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 8.4

CMA / ARV

• ARV (median comp): $217,452
• List price: $156,500
• Delta: -28.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Hargett St	0.00mi	3/2.0	1,810 (0%)	1mo	$156,500	$86	97
332 Crestwood St	0.12mi	3/1.5	1,610 (-11%)	1mo	$254,900	$158	75
209 N Lazy Ln	0.20mi	4/2.0 (+1)	1,727 (-5%)	4mo	$299,000	$173	73
249 S Main St	0.35mi	3/1.5	1,736 (-4%)	9mo	$98,000	$56	70
301 Highland Park Ave	0.33mi	3/2.0	1,749 (-3%)	9mo	$349,900	$200	69
122 Emerald Dr	0.32mi	3/2.0	1,660 (-8%)	23mo	$210,000	$127	50
332 N Shanks St	0.42mi	4/2.0 (+1)	1,904 (+5%)	21mo	$239,900	$126	47

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

Projected returns pro-forma

4.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.71×
• Total profit: $31,071
• Equity at exit: $88,020

10-year hold

• IRR: 12.4%
• Equity multiple: 3.25×
• Total profit: $98,476
• Equity at exit: $151,362

Cash invested: $43,820 (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 77531

• Home prices YoY: 1.6%
• Active inventory: 115
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,556 medium
• Mortgage (P&I): −$821
• Tax from tax record: −$414 /mo · $4,970/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-71

Break-even live

Break-even rent $1,646

Max offer price $143,933

Occupancy floor 100%

Sensitivity live

Price	-10% $17	-5% $-27	+0% $-71	+5% $-115	+10% $-160
Rent	-10% $-194	-5% $-133	+0% $-71	+5% $-10	+10% $52
Rate	-1.0pp $8	-0.5pp $-31	base $-71	+0.5pp $-112	+1.0pp $-153

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: $39,125
• Closing costs: $4,695
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 Old Angleton Rd Clute, TX	3.0	1.0	1344	$1,550	$1.15	44d	1	0.76mi
510 Texas 288 Frontage Rd Clute, TX	3.0	2.0	1230	$1,705	$1.39	44d	1	1.09mi
100 Creekwood Landing Dr Clute, TX	1.0–3.0	1.0–2.0	931	$1,700	$1.83	20d	11	1.20mi
301 Cypress St Lake Jackson, TX	3.0	2.5	1878	$2,000	$1.06	44d	1	1.43mi

Listing history 15 events

1. 2026-06-01
   days on market $156,500 Pending 165 DOM
2. 2026-05-31
   days on market $156,500 Pending 164 DOM
3. 2026-04-21
   price $156,500 334-char remark

   Show marketing remark (334 chars)

   Home features three bedrooms, two bath and a one car garage. Conveniently located near schools, this property boasts a fenced spacious backyard perfect for outdoor activities. The kitchen features granite countertops and a large island, ideal for hosting gatherings. With two living areas, there is plenty of space for all your needs.

4. 2026-02-22
   status Active 334-char remark

   Show marketing remark (334 chars)

   Home features three bedrooms, two bath and a one car garage. Conveniently located near schools, this property boasts a fenced spacious backyard perfect for outdoor activities. The kitchen features granite countertops and a large island, ideal for hosting gatherings. With two living areas, there is plenty of space for all your needs.

5. 2026-02-17
   status Pending 334-char remark

   Show marketing remark (334 chars)

   Home features three bedrooms, two bath and a one car garage. Conveniently located near schools, this property boasts a fenced spacious backyard perfect for outdoor activities. The kitchen features granite countertops and a large island, ideal for hosting gatherings. With two living areas, there is plenty of space for all your needs.

6. 2025-12-18
   listed $199,000 Active 334-char remark

   Show marketing remark (334 chars)

   Home features three bedrooms, two bath and a one car garage. Conveniently located near schools, this property boasts a fenced spacious backyard perfect for outdoor activities. The kitchen features granite countertops and a large island, ideal for hosting gatherings. With two living areas, there is plenty of space for all your needs.

7. 2025-12-13
   historical
8. 2025-09-09
   listed $180,000 Active
9. 2021-05-07
   soldstatus
10. 2021-05-03
    soldstatus Sold
11. 2021-04-12
    status Pending
12. 2021-04-02
    status Option Pending
13. 2021-03-03
    price $179,900
14. 2021-03-02
    listed $179,000 Active
15. 2009-12-03
    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: $4,970 · $414/mo
• Projected year-2 tax: $4,970 · $414/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 6/10 Major FEMA zone X (unshaded) · 59% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥115°F today · 26 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,667
• − Mortgage interest: −$8,766
• − Property taxes: −$4,970
• − Insurance: −$782
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$4,553
• Taxable loss: −$3,391
• Est. tax savings @ 24.0%: +$814
• After-tax cash flow: $-40/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 — Clute

• Score: 61/100
• State rank: #1002
• US rank: #17771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clute, TX
• County: Brazoria County · 374,982 people
• City population: 16,406
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 16,406
• Household income: $73,240
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 424.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 52% White 34% Two or more races 23% Black 10%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Iranian 1% Slovak 1% Romanian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 67% English-only · Spanish 32% Other Indo-European 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: ▲ 4.93%
• Current HPI: 307.8644
• 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

-12.6% since first listed

13 events — show timeline

• 2026-04-21 Price Changed $156,500 HARMLS
• 2026-02-22 Relisted — HARMLS
• 2026-02-17 Pending — HARMLS
• 2025-12-18 Listed $199,000 HARMLS
• 2025-12-13 Listing Removed — HARMLS
• 2025-09-09 Listed $180,000 HARMLS
• 2021-05-07 Sold (Public Records) — Public Records
• 2021-05-03 Sold (MLS) — HARMLS
• 2021-04-12 Pending — HARMLS
• 2021-04-02 Pending — HARMLS
• 2021-03-03 Price Changed $179,900 HARMLS
• 2021-03-02 Listed $179,000 HARMLS
• 2009-12-03 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $4,970 · -0.0% YoY. Source: county tax records.