1220 Pecan St · Clute, TX 77531

$85,000

5 bd · 3.0 ba · 2,128 sqft · SingleFamily public records · 57 Days on market

Built 1947 0.37 ac lot $40/sqft · 71% below area ↓ 43% since listing

---

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
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home with incredible potential situated on a spacious 0.37-acre corner lot. Selling as-is. This unique property offers a versatile layout with two living spaces - ideal for multi-generational living, rental income, or a full renovation project. The main home features 3 bedrooms, 2 baths, open-concept living/dining, and a full kitchen. Attached guest quarters include 2 bedrooms, 1 bath, a full kitchen, and living area. The two spaces are connected by a central mudroom/utility room. The expansive lot provides ample room for outdoor improvements or future expansion. Property is being sold as-is - bring your vision and transform this into a standout investment or personalized residence!

Key facts

• Expansive lot
• Two living spaces
• Versatile layout

Tags

• 0.37-ACRE CORNER LOT
• VERSATILE LAYOUT
• TWO LIVING SPACES
• ATTACHED GUEST QUARTERS
• CENTRAL MUDROOM UTILITY ROOM
• EXPANSIVE LOT

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($588 loan paydown + $4k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1947 — 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. 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?
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: 1.96% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.80%
• DSCR: 2.10
• GRM: 4.2

CMA / ARV

• ARV (median comp): $297,221
• List price: $85,000
• Delta: -71.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 Creek Dr	0.58mi	4/2.0 (-1)	2,119 (-0%)	18mo	$350,000	$165	48
311 Williamsburg Ave	0.66mi	4/2.0 (-1)	1,998 (-6%)	18mo	$370,000	$185	35
307 Williamsburg Ave	0.67mi	4/2.0 (-1)	2,289 (+8%)	15mo	$370,000	$162	35
105 Adams St	0.74mi	4/2.0 (-1)	1,855 (-13%)	18mo	$319,900	$172	20

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: 34.5%
• Equity multiple: 3.13×
• Total profit: $50,751
• Equity at exit: $47,806

10-year hold

• IRR: 33.0%
• Equity multiple: 6.33×
• Total profit: $126,845
• Equity at exit: $82,209

Cash invested: $23,800 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,669 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$346 /mo · $4,147/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $492

Break-even live

Break-even rent $1,046

Max offer price $85,000

Occupancy floor 66%

Sensitivity live

Price	-10% $790	-5% $761	+0% $492	+5% $468	+10% $444
Rent	-10% $360	-5% $426	+0% $492	+5% $558	+10% $624
Rate	-1.0pp $535	-0.5pp $514	base $492	+0.5pp $470	+1.0pp $447

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-13
   status Pending 691-char remark

   Show marketing remark (691 chars)

   Home with incredible potential situated on a spacious 0.37-acre corner lot. Selling as-is. This unique property offers a versatile layout with two living spaces - ideal for multi-generational living, rental income, or a full renovation project. The main home features 3 bedrooms, 2 baths, open-concept living/dining, and a full kitchen. Attached guest quarters include 2 bedrooms, 1 bath, a full kitchen, and living area. The two spaces are connected by a central mudroom/utility room. The expansive lot provides ample room for outdoor improvements or future expansion. Property is being sold as-is - bring your vision and transform this into a standout investment or personalized residence!

2. 2026-05-12
   status Active 691-char remark

   Show marketing remark (691 chars)

   Home with incredible potential situated on a spacious 0.37-acre corner lot. Selling as-is. This unique property offers a versatile layout with two living spaces - ideal for multi-generational living, rental income, or a full renovation project. The main home features 3 bedrooms, 2 baths, open-concept living/dining, and a full kitchen. Attached guest quarters include 2 bedrooms, 1 bath, a full kitchen, and living area. The two spaces are connected by a central mudroom/utility room. The expansive lot provides ample room for outdoor improvements or future expansion. Property is being sold as-is - bring your vision and transform this into a standout investment or personalized residence!

3. 2026-05-10
   status Pending 691-char remark

   Show marketing remark (691 chars)

   Home with incredible potential situated on a spacious 0.37-acre corner lot. Selling as-is. This unique property offers a versatile layout with two living spaces - ideal for multi-generational living, rental income, or a full renovation project. The main home features 3 bedrooms, 2 baths, open-concept living/dining, and a full kitchen. Attached guest quarters include 2 bedrooms, 1 bath, a full kitchen, and living area. The two spaces are connected by a central mudroom/utility room. The expansive lot provides ample room for outdoor improvements or future expansion. Property is being sold as-is - bring your vision and transform this into a standout investment or personalized residence!

4. 2026-05-05
   price $85,000 691-char remark

   Show marketing remark (691 chars)

   Home with incredible potential situated on a spacious 0.37-acre corner lot. Selling as-is. This unique property offers a versatile layout with two living spaces - ideal for multi-generational living, rental income, or a full renovation project. The main home features 3 bedrooms, 2 baths, open-concept living/dining, and a full kitchen. Attached guest quarters include 2 bedrooms, 1 bath, a full kitchen, and living area. The two spaces are connected by a central mudroom/utility room. The expansive lot provides ample room for outdoor improvements or future expansion. Property is being sold as-is - bring your vision and transform this into a standout investment or personalized residence!

5. 2026-03-27
   listed $100,000 Active 691-char remark

   Show marketing remark (691 chars)

   Home with incredible potential situated on a spacious 0.37-acre corner lot. Selling as-is. This unique property offers a versatile layout with two living spaces - ideal for multi-generational living, rental income, or a full renovation project. The main home features 3 bedrooms, 2 baths, open-concept living/dining, and a full kitchen. Attached guest quarters include 2 bedrooms, 1 bath, a full kitchen, and living area. The two spaces are connected by a central mudroom/utility room. The expansive lot provides ample room for outdoor improvements or future expansion. Property is being sold as-is - bring your vision and transform this into a standout investment or personalized residence!

6. 2024-06-27
   historical $1,450
7. 2024-06-08
   listed $1,450
8. 2022-08-05
   soldstatus Sold 419-char remark

   Show marketing remark (419 chars)

   Unique property has so much to offer with great potential to live in one home, complete with 3 bedrooms,1 bath,living room, dining area,kitchen, inside utility room.Second home, potential rental or Mother-in Law quarters offers 2 bedroom, 1 bath, living room,kitchen, dining area.Beautiful corner lot, double space carport. This is investors dream or may qualify for conventional Home style loan. Seller selling as is

9. 2022-08-05
   soldstatus

   Show marketing remark (419 chars)

   Unique property has so much to offer with great potential to live in one home, complete with 3 bedrooms,1 bath,living room, dining area,kitchen, inside utility room.Second home, potential rental or Mother-in Law quarters offers 2 bedroom, 1 bath, living room,kitchen, dining area.Beautiful corner lot, double space carport. This is investors dream or may qualify for conventional Home style loan. Seller selling as is

10. 2022-08-02
    status Pending 419-char remark

    Show marketing remark (419 chars)

    Unique property has so much to offer with great potential to live in one home, complete with 3 bedrooms,1 bath,living room, dining area,kitchen, inside utility room.Second home, potential rental or Mother-in Law quarters offers 2 bedroom, 1 bath, living room,kitchen, dining area.Beautiful corner lot, double space carport. This is investors dream or may qualify for conventional Home style loan. Seller selling as is

11. 2022-07-22
    status Option Pending 419-char remark

    Show marketing remark (419 chars)

    Unique property has so much to offer with great potential to live in one home, complete with 3 bedrooms,1 bath,living room, dining area,kitchen, inside utility room.Second home, potential rental or Mother-in Law quarters offers 2 bedroom, 1 bath, living room,kitchen, dining area.Beautiful corner lot, double space carport. This is investors dream or may qualify for conventional Home style loan. Seller selling as is

12. 2022-07-06
    listed $150,000 Active 419-char remark

    Show marketing remark (419 chars)

    Unique property has so much to offer with great potential to live in one home, complete with 3 bedrooms,1 bath,living room, dining area,kitchen, inside utility room.Second home, potential rental or Mother-in Law quarters offers 2 bedroom, 1 bath, living room,kitchen, dining area.Beautiful corner lot, double space carport. This is investors dream or may qualify for conventional Home style loan. Seller selling as is

ⓘ 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: $4,147 · $346/mo
• Projected year-2 tax: $4,147 · $346/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) · 58% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°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: $20,029
• − Mortgage interest: −$4,761
• − Property taxes: −$4,147
• − Insurance: −$425
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$2,473
• Taxable income: $5,019
• Est. tax owed @ 24.0%: −$1,205
• After-tax cash flow: $4,698/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

-43.3% since first listed

12 events — show timeline

• 2026-05-13 Pending — HARMLS
• 2026-05-12 Relisted — HARMLS
• 2026-05-10 Pending — HARMLS
• 2026-05-05 Price Changed $85,000 HARMLS
• 2026-03-27 Listed $100,000 HARMLS
• 2024-06-27 Rental Removed $1,450 HARMLS
• 2024-06-08 Listed for Rent $1,450 HARMLS
• 2022-08-05 Sold (Public Records) — Public Records
• 2022-08-05 Sold (MLS) — HARMLS
• 2022-08-02 Pending — HARMLS
• 2022-07-22 Pending — HARMLS
• 2022-07-06 Listed $150,000 HARMLS

Property tax history

+7.3%/yr

Latest (2025): $4,147 · -13.5% YoY. Source: county tax records.