2019 N Avenue H St N · Freeport, TX 77541

$139,000

3 bd · 1.0 ba · 1,108 sqft · SingleFamily public records · 134 Days on market

Built 1950 6,250 sqft lot $125/sqft · at area comps Est $133k · at est.

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Why this score? — see what drove the D 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 +14.4/30.0
• ARV discount +5.5/15.0
• 1% rule +4.4/10.0
• DSCR +4.4/10.0
• 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 MLS

Traditional Home Built in 1950 with a converted garage to add a large Primary Bedroom allowing for a split bedroom feature. Unique two closet with an optional space between for shelving or desk area perhaps a makeup area unique to buyers need for that usage. The kitchen area has a bar feature. The most impressive room is the laundry room which combines storage space/pantry items/or overflow of pots and pans. The Storage Shed in back was built in 2015 and is 196 sq.ft. wood/metal non-prefab construction. Roof is composition shingles entire re-roof in 2010. Home location is convenient to HWY 332/288. The lot is 6,250.00 sq.ft. with the majority used as the fully fenced back yard and the front yard has the driveway with extra parking pad along the property line.

Key facts

• Bar feature
• Laundry room
• Converted garage

Tags

• CONVERTED GARAGE
• LARGE PRIMARY BEDROOM
• TWO CLOSET
• BAR FEATURE
• LAUNDRY ROOM
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $-39 ($-470/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (5.9% below list).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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, schools F, amenities 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: 590 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $961 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

• It's been on market 134 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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: flood insurance adds $66/mo; built in 1950 — 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 $122,320 (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 134 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.94% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 8.9

CMA / ARV

• ARV (median comp): $133,188
• List price: $139,000
• Delta: 4.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1934 N Avenue G	0.12mi	3/1.5	1,066 (-4%)	22mo	$134,900	$127	67
2001 N Avenue H	0.08mi	3/1.5	1,261 (+14%)	8mo	$169,000	$134	64
1410 N Gulf Blvd	0.66mi	2/1.0 (-1)	1,068 (-4%)	5mo	$70,000	$66	54
1515 N Avenue F	0.57mi	3/2.0	1,152 (+4%)	11mo	$114,900	$100	54
1812 N Avenue N	0.56mi	3/2.0	1,143 (+3%)	15mo	$169,900	$149	52
1705 N Avenue M	0.55mi	3/1.5	1,165 (+5%)	16mo	$159,990	$137	50
1518 N Avenue M	0.66mi	3/1.5	1,160 (+5%)	18mo	$175,000	$151	44
1407 N Avenue F	0.66mi	2/1.0 (-1)	1,084 (-2%)	22mo	$115,000	$106	42
1602 N Avenue N	0.68mi	3/2.0	1,236 (+12%)	14mo	$132,500	$107	33
1802 N Avenue Q	0.73mi	4/2.0 (+1)	1,260 (+14%)	9mo	$150,000	$119	27

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-24,931
• Equity at exit: $20,725

10-year hold

• IRR: -10.3%
• Equity multiple: 0.37×
• Total profit: $-24,562
• Equity at exit: $12,018

Cash invested: $38,920 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$220 /mo · $2,634/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-39

Break-even live

Break-even rent $1,358

Max offer price $132,079

Occupancy floor 98%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1708 North Avenue R Unit R Freeport, TX	3.0	2.0	1300	$1,225	$0.94	43d	1	0.82mi
1702 Skinner St Freeport, TX	1.0–2.0	1.0–2.0	860	$800	$0.93	2d	1	0.88mi
1410 North Avenue R Unit R Freeport, TX	3.0	2.0	1395	$1,277	$0.92	43d	1	0.95mi
905 N Avenue J Freeport, TX	3.0	2.0	1161	$871	$0.75	43d	1	1.02mi

Listing history 25 events

1. 2026-06-18
   days on market $139,000 Active 134 DOM
2. 2026-06-17
   days on market $139,000 Active 133 DOM
3. 2026-06-16
   days on market $139,000 Active 132 DOM
4. 2026-06-15
   days on market $139,000 Active 131 DOM
5. 2026-06-13
   pricedays on market $139,000 Active 129 DOM
6. 2026-06-09
   days on market $145,000 Active 125 DOM
7. 2026-06-08
   days on market $145,000 Active 124 DOM
8. 2026-06-07
   days on market $145,000 Active 123 DOM
9. 2026-06-04
   days on market $145,000 Active 120 DOM
10. 2026-06-03
    days on market $145,000 Active 119 DOM
11. 2026-06-02
    days on market $145,000 Active 118 DOM
12. 2026-06-01
    days on market $145,000 Active 117 DOM
13. 2026-05-31
    days on market $145,000 Active 116 DOM
14. 2026-02-04
    listed $145,000 Active 769-char remark

    Show marketing remark (769 chars)

    Traditional Home Built in 1950 with a converted garage to add a large Primary Bedroom allowing for a split bedroom feature. Unique two closet with an optional space between for shelving or desk area perhaps a makeup area unique to buyers need for that usage. The kitchen area has a bar feature. The most impressive room is the laundry room which combines storage space/pantry items/or overflow of pots and pans. The Storage Shed in back was built in 2015 and is 196 sq.ft. wood/metal non-prefab construction. Roof is composition shingles entire re-roof in 2010. Home location is convenient to HWY 332/288. The lot is 6,250.00 sq.ft. with the majority used as the fully fenced back yard and the front yard has the driveway with extra parking pad along the property line.

15. 2022-10-07
    soldstatus 346-char remark

    Show marketing remark (346 chars)

    Perfect home for a young couple or empty nesters. Nice 3BR, 1BA home with beautiful refinished hardwood floors. Breakfast bar has extra cabinets for storage in the kitchen. Home is in a quiet, established neighborhood. Great for relaxing in the large fenced backyard. Comes with an oversized storage bldg. and beautiful shade trees. Welcome home.

16. 2022-10-07
    soldstatus Sold

    Show marketing remark (346 chars)

    Perfect home for a young couple or empty nesters. Nice 3BR, 1BA home with beautiful refinished hardwood floors. Breakfast bar has extra cabinets for storage in the kitchen. Home is in a quiet, established neighborhood. Great for relaxing in the large fenced backyard. Comes with an oversized storage bldg. and beautiful shade trees. Welcome home.

17. 2022-10-07
    soldstatus

    Show marketing remark (346 chars)

    Perfect home for a young couple or empty nesters. Nice 3BR, 1BA home with beautiful refinished hardwood floors. Breakfast bar has extra cabinets for storage in the kitchen. Home is in a quiet, established neighborhood. Great for relaxing in the large fenced backyard. Comes with an oversized storage bldg. and beautiful shade trees. Welcome home.

18. 2022-10-05
    status Pending
19. 2022-09-27
    status Option Pending
20. 2022-09-06
    price $134,900
21. 2022-08-08
    listed $134,900 346-char remark

    Show marketing remark (346 chars)

    Perfect home for a young couple or empty nesters. Nice 3BR, 1BA home with beautiful refinished hardwood floors. Breakfast bar has extra cabinets for storage in the kitchen. Home is in a quiet, established neighborhood. Great for relaxing in the large fenced backyard. Comes with an oversized storage bldg. and beautiful shade trees. Welcome home.

22. 2022-08-08
    listed $149,900 Active

    Show marketing remark (346 chars)

    Perfect home for a young couple or empty nesters. Nice 3BR, 1BA home with beautiful refinished hardwood floors. Breakfast bar has extra cabinets for storage in the kitchen. Home is in a quiet, established neighborhood. Great for relaxing in the large fenced backyard. Comes with an oversized storage bldg. and beautiful shade trees. Welcome home.

23. 2012-07-09
    soldstatus
24. 2012-07-06
    soldstatus
25. 2011-10-11
    listed $59,000

ⓘ 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: $2,634 · $220/mo
• Projected year-2 tax: $2,634 · $220/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 7/10 Severe FEMA zone X (unshaded) · 60% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥113°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: $15,701
• − Mortgage interest: −$7,786
• − Property taxes: −$2,634
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$4,044
• Taxable loss: −$2,768
• Est. tax savings @ 24.0%: +$664
• After-tax cash flow: $194/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

+145.8% since first listed

12 events — show timeline

• 2026-02-04 Listed $145,000 HARMLS
• 2022-10-07 Sold (Public Records) — Public Records
• 2022-10-07 Sold (MLS) — HARMLS
• 2022-10-07 Sold (MLS) — BCBR
• 2022-10-05 Pending — HARMLS
• 2022-09-27 Pending — HARMLS
• 2022-09-06 Price Changed $134,900 HARMLS
• 2022-08-08 Listed $149,900 HARMLS
• 2022-08-08 Listed $134,900 BCBR
• 2012-07-09 Sold (Public Records) — Public Records
• 2012-07-06 Sold (MLS) — BCBR
• 2011-10-11 Listed $59,000 BCBR

Property tax history

+5.3%/yr

Latest (2025): $2,634 · -2.7% YoY. Source: county tax records.