1602 Bellaire Blvd · Alvin, TX 77511

$158,900

4 bd · 2.0 ba · 1,766 sqft · SingleFamily public records · 21 Days on market

Built 1962 9,748 sqft lot $90/sqft · 39% below area Est $259k · 39% under

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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 +18.6/30.0
• ARV discount +15.0/15.0
• 1% rule +7.7/10.0
• DSCR +5.9/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REALLY NICE BRICK HOME 4/2/2 IN DESIRABLE LOCATION OF ALVIN. DID NOT FLOOD!! FORMAL DINING ROOM. NEW FLOORS, RECENT PAINT. TRIPLE-PANED WINDOWS (POP-OUT) FOR EXTRA EFFICIENCY. ROOF, FENCE, HOT WATER HEATER 3 YEARS OLD. NICE PLAYHOUSE FOR KIDS IN THE BACKYARD. ALL APPLIANCES STAY. MUST SEE THIS ONE TO APPRECIATE.

Key facts

• Outdoor entertaining
• Large backyard
• Covered patio

Tags

• LARGE BACKYARD
• COVERED PATIO
• OUTDOOR ENTERTAINING

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1962; Slab foundation
• Construction: Brick, vinyl siding and wood siding exterior; Composition roof
• Exterior features: Covered patio; Patio; Deck; Fenced backyard; Located in a subdivision

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Refrigerator
• Flooring: Concrete; Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Breakfast bar; Tub with shower; Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (18.9% below list).
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $129k (18.9% below list) — sets the bar for cash-flow.
• Cap rate 7.5% vs local median 2.7% in Alvin — 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 65/100 on livability (#704 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Alvin ISD (suburban): math 39% / reading 48% proficiency, ranked #255 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alvin H S (math 35% / reading 48%, grade F, #767 of 1,632 statewide, top 47%, 2,821 students, 65% FRL) — zoned schools average 65% FRL vs 48% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 599 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).
• This rent runs 32% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y 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 4.1% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $128,857 (18.9% 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. Built in 1962 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.27% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 6.6

CMA / ARV

• ARV (median comp): $259,158
• List price: $158,900
• Delta: -38.69%
• 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
717 Briargrove Dr	0.19mi	4/2.0	1,766 (0%)	8mo	$199,900	$113	84
1709 Perch St	0.68mi	4/2.0	1,748 (-1%)	10mo	$310,000	$177	58
1050 Great Barracuda	0.44mi	4/2.5	1,831 (+4%)	18mo	$324,990	$177	56
2701 Mustang Rd	0.67mi	4/2.0	1,892 (+7%)	3mo	$279,900	$148	54
643 E Fairway Lake Dr	0.64mi	3/2.0 (-1)	1,723 (-2%)	11mo	$275,000	$160	52
1822 Meadowview Dr	0.63mi	3/2.0 (-1)	1,670 (-5%)	8mo	$239,900	$144	50
1056 Marina Bay Dr	0.46mi	3/2.0 (-1)	1,575 (-11%)	16mo	$299,990	$190	42
217 E Southland Ave	0.46mi	3/2.0 (-1)	1,502 (-15%)	10mo	$309,900	$206	40
1014 Bluegill Ln	0.75mi	5/2.5 (+1)	1,892 (+7%)	7mo	$278,990	$147	40
817 Circle Way	0.67mi	3/1.5 (-1)	1,554 (-12%)	3mo	$234,000	$151	39
1742 Glenview Dr	0.58mi	3/2.0 (-1)	1,512 (-14%)	9mo	$249,900	$165	36
914 S Hill St	0.74mi	3/1.5 (-1)	1,523 (-14%)	2mo	$190,000	$125	34

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

Projected returns pro-forma

-3.0% appreciation · 1.87% rent growth · sell at horizon

5-year hold

• IRR: -30.9%
• Equity multiple: -0.01×
• Total profit: $-44,772
• Equity at exit: $23,693

10-year hold

• IRR: -44.1%
• Equity multiple: -0.53×
• Total profit: $-68,264
• Equity at exit: $13,739

Cash invested: $44,492 (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 77511

• Home prices YoY: -18.6%
• Rents YoY: 1.9%
• Active inventory: 599
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,015 medium
• Mortgage (P&I): −$833
• Tax from tax record: −$537 /mo · $6,443/yr
• Insurance: −$66
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-271

Break-even live

Break-even rent $2,358

Max offer price $128,857

Occupancy floor —

Sensitivity live

Price	-10% $-181	-5% $-226	+0% $-271	+5% $-316	+10% $-361
Rent	-10% $-430	-5% $-351	+0% $-271	+5% $-191	+10% $-112
Rate	-1.0pp $-191	-0.5pp $-231	base $-271	+0.5pp $-312	+1.0pp $-354

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: $39,725
• Closing costs: $4,767
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 Pinto Pass Alvin, TX	4.0	2.5	2131	$2,400	$1.13	45d	1	1.29mi

Listing history 33 events

1. 2026-05-07
   listed $158,900 Active 375-char remark
2. 2025-02-05
   historical
3. 2024-11-08
   status Active
4. 2024-11-08
   status Pending
5. 2024-10-19
   status Pending
6. 2024-10-14
   status Option Pending
7. 2024-10-12
   historical
8. 2024-04-17
   price $189,900
9. 2024-04-12
   status Active
10. 2024-04-04
    status Pending
11. 2024-03-01
    price $182,000
12. 2024-03-01
    status Active
13. 2024-02-28
    status Pending
14. 2024-02-16
    status Option Pending
15. 2024-02-16
    listed $175,000 Active
16. 2024-02-06
    historical
17. 2018-12-17
    soldstatus Sold

    Show marketing remark (313 chars)

    REALLY NICE BRICK HOME 4/2/2 IN DESIRABLE LOCATION OF ALVIN. DID NOT FLOOD!! FORMAL DINING ROOM. NEW FLOORS, RECENT PAINT. TRIPLE-PANED WINDOWS (POP-OUT) FOR EXTRA EFFICIENCY. ROOF, FENCE, HOT WATER HEATER 3 YEARS OLD. NICE PLAYHOUSE FOR KIDS IN THE BACKYARD. ALL APPLIANCES STAY. MUST SEE THIS ONE TO APPRECIATE.

18. 2018-12-17
    soldstatus

    Show marketing remark (313 chars)

    REALLY NICE BRICK HOME 4/2/2 IN DESIRABLE LOCATION OF ALVIN. DID NOT FLOOD!! FORMAL DINING ROOM. NEW FLOORS, RECENT PAINT. TRIPLE-PANED WINDOWS (POP-OUT) FOR EXTRA EFFICIENCY. ROOF, FENCE, HOT WATER HEATER 3 YEARS OLD. NICE PLAYHOUSE FOR KIDS IN THE BACKYARD. ALL APPLIANCES STAY. MUST SEE THIS ONE TO APPRECIATE.

19. 2018-11-20
    status Pending

    Show marketing remark (313 chars)

    REALLY NICE BRICK HOME 4/2/2 IN DESIRABLE LOCATION OF ALVIN. DID NOT FLOOD!! FORMAL DINING ROOM. NEW FLOORS, RECENT PAINT. TRIPLE-PANED WINDOWS (POP-OUT) FOR EXTRA EFFICIENCY. ROOF, FENCE, HOT WATER HEATER 3 YEARS OLD. NICE PLAYHOUSE FOR KIDS IN THE BACKYARD. ALL APPLIANCES STAY. MUST SEE THIS ONE TO APPRECIATE.

20. 2018-11-09
    status Option Pending

    Show marketing remark (313 chars)

    REALLY NICE BRICK HOME 4/2/2 IN DESIRABLE LOCATION OF ALVIN. DID NOT FLOOD!! FORMAL DINING ROOM. NEW FLOORS, RECENT PAINT. TRIPLE-PANED WINDOWS (POP-OUT) FOR EXTRA EFFICIENCY. ROOF, FENCE, HOT WATER HEATER 3 YEARS OLD. NICE PLAYHOUSE FOR KIDS IN THE BACKYARD. ALL APPLIANCES STAY. MUST SEE THIS ONE TO APPRECIATE.

21. 2018-11-01
    status Active

    Show marketing remark (313 chars)

    REALLY NICE BRICK HOME 4/2/2 IN DESIRABLE LOCATION OF ALVIN. DID NOT FLOOD!! FORMAL DINING ROOM. NEW FLOORS, RECENT PAINT. TRIPLE-PANED WINDOWS (POP-OUT) FOR EXTRA EFFICIENCY. ROOF, FENCE, HOT WATER HEATER 3 YEARS OLD. NICE PLAYHOUSE FOR KIDS IN THE BACKYARD. ALL APPLIANCES STAY. MUST SEE THIS ONE TO APPRECIATE.

22. 2018-10-25
    status Option Pending

    Show marketing remark (313 chars)

    REALLY NICE BRICK HOME 4/2/2 IN DESIRABLE LOCATION OF ALVIN. DID NOT FLOOD!! FORMAL DINING ROOM. NEW FLOORS, RECENT PAINT. TRIPLE-PANED WINDOWS (POP-OUT) FOR EXTRA EFFICIENCY. ROOF, FENCE, HOT WATER HEATER 3 YEARS OLD. NICE PLAYHOUSE FOR KIDS IN THE BACKYARD. ALL APPLIANCES STAY. MUST SEE THIS ONE TO APPRECIATE.

23. 2018-10-16
    listed $159,900 Active

    Show marketing remark (313 chars)

    REALLY NICE BRICK HOME 4/2/2 IN DESIRABLE LOCATION OF ALVIN. DID NOT FLOOD!! FORMAL DINING ROOM. NEW FLOORS, RECENT PAINT. TRIPLE-PANED WINDOWS (POP-OUT) FOR EXTRA EFFICIENCY. ROOF, FENCE, HOT WATER HEATER 3 YEARS OLD. NICE PLAYHOUSE FOR KIDS IN THE BACKYARD. ALL APPLIANCES STAY. MUST SEE THIS ONE TO APPRECIATE.

24. 2014-11-26
    soldstatus
25. 2014-11-25
    soldstatus Sold
26. 2014-11-10
    status Pending, Continue to Show
27. 2014-10-31
    status Option Pending
28. 2014-10-15
    price $129,995
29. 2014-10-01
    status Active
30. 2014-09-26
    status Pending, Continue to Show
31. 2014-09-14
    status Option Pending
32. 2014-09-07
    price $132,500
33. 2014-07-25
    listed $135,000 Active

ⓘ 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: $6,443 · $537/mo
• Projected year-2 tax: $6,443 · $537/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 AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 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: $24,182
• − Mortgage interest: −$8,901
• − Property taxes: −$6,443
• − Insurance: −$5,913
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$4,623
• Taxable loss: −$5,566
• Est. tax savings @ 24.0%: +$1,336
• After-tax cash flow: $-1,916/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: Alvin ISD
• NCES district ID: 4808090
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $66,740
• Composite: 38.96/100
• National rank: #4080
• State rank: #255 of 826 in TX

Livability — Alvin

• Score: 65/100
• State rank: #704
• US rank: #13148

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alvin, TX
• County: Brazoria County · 374,982 people
• City population: 51,892
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 51,892
• Household income: $74,939
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 923.0

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 0.58)
• Race & ethnicity: White 50% Hispanic / Latino 41% Two or more races 21% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 1%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 71% English-only · Spanish 27% Other Asian/Pacific 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: ▼ -63.72%
• Current HPI: 278.5745
• Rent YoY: ▲ 1.87%
• 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

+17.7% since first listed

35 events — show timeline

• 2026-05-29 Pending — HARMLS
• 2026-05-20 Pending — HARMLS
• 2026-05-07 Listed $158,900 HARMLS
• 2025-02-05 Listing Removed — HARMLS
• 2024-11-08 Relisted — HARMLS
• 2024-11-08 Pending — HARMLS
• 2024-10-19 Pending — HARMLS
• 2024-10-14 Pending — HARMLS
• 2024-10-12 Listing Removed — HARMLS
• 2024-04-17 Price Changed $189,900 HARMLS
• 2024-04-12 Relisted — HARMLS
• 2024-04-04 Pending — HARMLS
• 2024-03-01 Price Changed $182,000 HARMLS
• 2024-03-01 Relisted — HARMLS
• 2024-02-28 Pending — HARMLS
• 2024-02-16 Pending — HARMLS
• 2024-02-16 Listed $175,000 HARMLS
• 2024-02-06 Coming Soon — HARMLS
• 2018-12-17 Sold (Public Records) — Public Records
• 2018-12-17 Sold (MLS) — HARMLS
• 2018-11-20 Pending — HARMLS
• 2018-11-09 Pending — HARMLS
• 2018-11-01 Relisted — HARMLS
• 2018-10-25 Pending — HARMLS
• 2018-10-16 Listed $159,900 HARMLS
• 2014-11-26 Sold (Public Records) — Public Records
• 2014-11-25 Sold (MLS) — HARMLS
• 2014-11-10 Pending — HARMLS
• 2014-10-31 Pending — HARMLS
• 2014-10-15 Price Changed $129,995 HARMLS
• 2014-10-01 Relisted — HARMLS
• 2014-09-26 Pending — HARMLS
• 2014-09-14 Pending — HARMLS
• 2014-09-07 Price Changed $132,500 HARMLS
• 2014-07-25 Listed $135,000 HARMLS

Property tax history

+4.9%/yr

Latest (2025): $6,443 · -3.3% YoY. Source: county tax records.