1755 W 10th St · Freeport, TX 77541

$145,000

3 bd · 2.0 ba · 1,730 sqft · SingleFamily public records · 8 Days on market

Built 1958 7,801 sqft lot Est $192k · 24% under ↓ 12% 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).

• Cash flow +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.1/10.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1755 W. 10th Street! This spacious 3-bedroom, 2-bath home in Freeport offers tons of potential. Whether you're a first-time buyer, looking to downsize, or searching for an investment opportunity, this property is a great fit. Inside, you'll find a large living room and an open kitchen/dining combo, along with generously sized bedrooms. Outside, a detached two-car garage includes an extra room for storage. Between the house and garage is a cozy patio—perfect for cookouts and outdoor gatherings. Situated on a large corner lot, this home is ideal for entertaining. With just a little TLC, it could be the perfect place to call home.

Key facts

• Large corner lot
• Cozy patio
• 7,801 sq ft lot

Tags

• DETACHED TWO-CAR GARAGE
• EXTRA ROOM FOR STORAGE
• COZY PATIO
• LARGE CORNER LOT

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Detached garage (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (first floor living areas); Built in 1958; Slab foundation
• Construction: Stucco construction; Composition roof
• Exterior features: Covered patio and additional patio; Deck; Fenced backyard; Corner lot in a subdivision

Interior

• Kitchen: Kitchen on the first floor (approx. 9.6 x 15.4); Includes dishwasher, microwave, refrigerator
• Bedrooms: Three bedrooms on the first floor (approx. 12 x 13.11; 14.5 x 11; 10.2 x 13.3)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: Two full bathrooms on the first floor (approx. 6 x 5.10; 8.4 x 5.4)
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Dishwasher, Microwave, Refrigerator; Laminate and vinyl flooring; 9 total rooms
• Laundry & utility: Utility room on the first floor (approx. 12.7 x 9.4)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 8.1% vs local median 3.8% in Freeport — 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 58/100 on livability (#1,205 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute 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.
• Zoned schools: Freeport El (579 students, 89% FRL); O'Hara Lanier Middle (math 41% / reading 29%, grade F, #842 of 1,662 statewide, top 51%, 340 students, 92% FRL); Brazosport H S (math 40% / reading 27%, grade F, #1,011 of 1,632 statewide, top 63%, 948 students, 78% FRL) — zoned schools average 86% FRL vs 53% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 590 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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: flood insurance adds $66/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.11% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $192,030
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1711 W 10th St	0.14mi	3/2.0	1,690 (-2%)	16mo	$130,000	$77	77
1607 W 11th St	0.24mi	3/2.0	1,635 (-6%)	5mo	$199,000	$122	76
1618 W 11th St	0.19mi	4/3.0 (+1)	1,812 (+5%)	17mo	$249,900	$138	60
1607 W Broad St	0.53mi	3/2.0	1,756 (+2%)	21mo	$150,000	$85	56
918 Dixie Dr	0.04mi	4/2.5 (+1)	1,939 (+12%)	22mo	$215,000	$111	53
1712 W 5th St	0.39mi	3/2.0	1,574 (-9%)	17mo	$179,900	$114	53
1514 W Broad St	0.60mi	3/2.0	1,906 (+10%)	11mo	$150,000	$79	46
1118 W 11th St	0.63mi	4/2.0 (+1)	1,520 (-12%)	4mo	$178,000	$117	42
1115 W 8th St	0.67mi	3/1.5	1,509 (-13%)	13mo	$165,000	$109	35
1202 W 4th St	0.74mi	4/2.5 (+1)	1,863 (+8%)	17mo	$185,000	$99	32
1314 W Broad St	0.70mi	3/2.0	1,978 (+14%)	16mo	$199,900	$101	30
1323 W 4th St	0.62mi	4/1.0 (+1)	1,518 (-12%)	21mo	$169,500	$112	25

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-13,402
• Equity at exit: $21,620

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,589
• Equity at exit: $12,537

Cash invested: $40,600 (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 77541

• Home prices YoY: -29.3%
• Active inventory: 590
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,612 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$229 /mo · $2,747/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $157

Break-even live

Break-even rent $1,413

Max offer price $145,000

Occupancy floor 85%

Sensitivity live

Price	-10% $239	-5% $198	+0% $157	+5% $116	+10% $75
Rent	-10% $30	-5% $93	+0% $157	+5% $221	+10% $284
Rate	-1.0pp $230	-0.5pp $194	base $157	+0.5pp $119	+1.0pp $81

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Yaupon St Unit ST402 Freeport, TX	3.0	1.0	1050	$1,150	$1.10	44d	1	0.50mi
102 North Avenue C Unit C Freeport, TX	4.0	2.0	1500	$1,550	$1.03	44d	1	1.16mi

Listing history 6 events

1. 2026-06-18
   days on market $145,000 Active 8 DOM
2. 2026-06-17
   days on market $145,000 Active 7 DOM
3. 2026-06-16
   days on market $145,000 Active 6 DOM
4. 2026-06-15
   days on market $145,000 Active 5 DOM
5. 2026-06-13
   remarks 647-char remark
6. 2026-06-13
   listed $145,000 Active 3 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: $2,747 · $229/mo
• Projected year-2 tax: $2,747 · $229/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥113°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,340
• − Mortgage interest: −$8,122
• − Property taxes: −$2,747
• − Insurance: −$1,522
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$4,218
• Taxable loss: −$365
• Est. tax savings @ 24.0%: +$88
• After-tax cash flow: $1,972/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 — Freeport

• Score: 58/100
• State rank: #1205
• US rank: #21044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freeport, TX
• County: Brazoria County · 374,982 people
• City population: 16,996
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 16,996
• Household income: $66,507
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 354.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 47% White 38% Two or more races 23% Black 12%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 71% English-only · Spanish 29%

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: ▼ -110.12%
• Current HPI: 265.9301
• 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

-12.1% since first listed

14 events — show timeline

• 2026-06-10 Listed $145,000 HARMLS
• 2026-02-25 Listing Removed — HARMLS
• 2025-12-12 Price Changed $147,000 HARMLS
• 2025-10-28 Listed $150,000 HARMLS
• 2025-10-08 Listing Removed — HARMLS
• 2025-06-21 Price Changed $150,000 HARMLS
• 2025-06-04 Price Changed $155,000 HARMLS
• 2025-05-13 Price Changed $157,500 HARMLS
• 2025-05-01 Relisted — HARMLS
• 2025-04-27 Pending — HARMLS
• 2025-04-11 Listed $164,900 HARMLS
• 2017-08-14 Sold (Public Records) — Public Records
• 2016-09-16 Sold (Public Records) — Public Records
• 2002-02-21 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,747 · +8.2% YoY. Source: county tax records.