1427 W 6th Street St · Freeport, TX 77541

$135,000

4 bd · 2.0 ba · 1,891 sqft · SingleFamily public records · 152 Days on market

Built 1942 7,000 sqft lot $71/sqft · 93% above area

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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 +25.8/30.0
• DSCR +8.7/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• 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

This home has already been recently renovated and this beautifully home has been completely updated inside and out—including the foundation, flooring, kitchen, and more—making it move-in ready. Offering a spacious layout, the property also features a flexible floor plan layout that can be used as a 2 story primary suite or converted into a duplex.

Key facts

• Move-in ready
• Flexible floor plan
• Family room

Tags

• FLEXIBLE FLOOR PLAN
• MOVE-IN READY
• ADDITIONAL PRIMARY BEDROOM
• FAMILY ROOM
• KITCHEN AT THE BACK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 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 ($67k/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 $933 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 152 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y ago; this cycle's ask has dropped $100k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $135k implies a 878% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $66/mo; built in 1942 — 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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. 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. 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.
10. 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.
11. 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: 1.31% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.47%
• DSCR: 1.47
• GRM: 6.4

CMA / ARV

• ARV (median comp): $70,000
• List price: $135,000
• Delta: 92.86%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1214 W 6th St	0.21mi	5/3.0 (+1)	1,844 (-2%)	1mo	$155,000	$84	76
1514 W Broad St	0.25mi	3/2.0 (-1)	1,906 (+1%)	10mo	$150,000	$79	73
1202 W 4th St	0.29mi	4/2.5	1,863 (-2%)	17mo	$185,000	$99	68
1502 W 9th St	0.17mi	4/2.0	2,079 (+10%)	10mo	$199,000	$96	67
1314 W Broad St	0.27mi	3/2.0 (-1)	1,978 (+5%)	16mo	$199,900	$101	62
1223 W 2nd St	0.33mi	3/2.0 (-1)	1,814 (-4%)	17mo	$218,500	$120	59
1618 W 11th St	0.34mi	4/3.0	1,812 (-4%)	17mo	$249,900	$138	59
1801 Acacia Cir	0.59mi	4/2.0	2,008 (+6%)	4mo	$245,000	$122	58
1607 W 11th St	0.35mi	3/2.0 (-1)	1,635 (-14%)	5mo	$199,000	$122	52
711 W 6th St	0.65mi	4/2.0	1,944 (+3%)	18mo	$195,000	$100	50
1711 W 10th St	0.35mi	3/2.0 (-1)	1,690 (-11%)	16mo	$130,000	$77	48
930 W 5th St	0.44mi	3/2.0 (-1)	1,682 (-11%)	10mo	$110,000	$65	48

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-4,963
• Equity at exit: $20,129

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $17,870
• Equity at exit: $11,672

Cash invested: $37,800 (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 77541

• Home prices YoY: -29.3%
• Active inventory: 590
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,765 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$301 /mo · $3,610/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $263

Break-even live

Break-even rent $1,432

Max offer price $135,000

Occupancy floor 80%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 North Avenue C Unit C Freeport, TX	4.0	2.0	1500	$1,550	$1.03	43d	1	0.82mi

Listing history 47 events

1. 2026-06-18
   days on market $135,000 Active 152 DOM
2. 2026-06-17
   days on market $135,000 Active 151 DOM
3. 2026-06-16
   days on market $135,000 Active 150 DOM
4. 2026-06-15
   days on market $135,000 Active 149 DOM
5. 2026-06-13
   days on market $135,000 Active 147 DOM
6. 2026-06-09
   days on market $135,000 Active 143 DOM
7. 2026-06-08
   days on market $135,000 Active 142 DOM
8. 2026-06-07
   days on market $135,000 Active 141 DOM
9. 2026-06-04
   days on market $135,000 Active 138 DOM
10. 2026-06-03
    days on market $135,000 Active 137 DOM
11. 2026-06-02
    days on market $135,000 Active 136 DOM
12. 2026-06-01
    days on market $135,000 Active 135 DOM
13. 2026-05-31
    days on market $135,000 Active 134 DOM
14. 2026-05-17
    price $145,000 362-char remark

    Show marketing remark (362 chars)

    This home has already been recently renovated and this beautifully home has been completely updated inside and out—including the foundation, flooring, kitchen, and more—making it move-in ready. Offering a spacious layout, the property also features a flexible floor plan layout that can be used as a 2 story primary suite or converted into a duplex.

15. 2026-05-09
    price $155,000 362-char remark

    Show marketing remark (362 chars)

    This home has already been recently renovated and this beautifully home has been completely updated inside and out—including the foundation, flooring, kitchen, and more—making it move-in ready. Offering a spacious layout, the property also features a flexible floor plan layout that can be used as a 2 story primary suite or converted into a duplex.

16. 2026-04-21
    price $165,000 362-char remark

    Show marketing remark (362 chars)

    This home has already been recently renovated and this beautifully home has been completely updated inside and out—including the foundation, flooring, kitchen, and more—making it move-in ready. Offering a spacious layout, the property also features a flexible floor plan layout that can be used as a 2 story primary suite or converted into a duplex.

17. 2026-04-04
    price $175,000 362-char remark

    Show marketing remark (362 chars)

    This home has already been recently renovated and this beautifully home has been completely updated inside and out—including the foundation, flooring, kitchen, and more—making it move-in ready. Offering a spacious layout, the property also features a flexible floor plan layout that can be used as a 2 story primary suite or converted into a duplex.

18. 2026-03-18
    price $185,000 362-char remark

    Show marketing remark (362 chars)

    This home has already been recently renovated and this beautifully home has been completely updated inside and out—including the foundation, flooring, kitchen, and more—making it move-in ready. Offering a spacious layout, the property also features a flexible floor plan layout that can be used as a 2 story primary suite or converted into a duplex.

19. 2026-03-03
    price $195,000 362-char remark

    Show marketing remark (362 chars)

    This home has already been recently renovated and this beautifully home has been completely updated inside and out—including the foundation, flooring, kitchen, and more—making it move-in ready. Offering a spacious layout, the property also features a flexible floor plan layout that can be used as a 2 story primary suite or converted into a duplex.

20. 2026-02-19
    price $205,000 362-char remark

    Show marketing remark (362 chars)

    This home has already been recently renovated and this beautifully home has been completely updated inside and out—including the foundation, flooring, kitchen, and more—making it move-in ready. Offering a spacious layout, the property also features a flexible floor plan layout that can be used as a 2 story primary suite or converted into a duplex.

21. 2026-02-02
    price $225,000 362-char remark

    Show marketing remark (362 chars)

    This home has already been recently renovated and this beautifully home has been completely updated inside and out—including the foundation, flooring, kitchen, and more—making it move-in ready. Offering a spacious layout, the property also features a flexible floor plan layout that can be used as a 2 story primary suite or converted into a duplex.

22. 2026-01-17
    listed $235,000 Active 362-char remark

    Show marketing remark (362 chars)

    This home has already been recently renovated and this beautifully home has been completely updated inside and out—including the foundation, flooring, kitchen, and more—making it move-in ready. Offering a spacious layout, the property also features a flexible floor plan layout that can be used as a 2 story primary suite or converted into a duplex.

23. 2025-09-26
    historical
24. 2025-09-19
    historical $1,595
25. 2025-08-09
    price $1,595
26. 2025-08-09
    price $1,695
27. 2025-08-08
    price $1,595
28. 2025-08-01
    price $1,695
29. 2025-07-22
    listed $235,000 Active
30. 2025-07-16
    listed $1,795
31. 2023-08-13
    historical
32. 2023-06-02
    historical
33. 2023-02-06
    listed $150,000 Active
34. 2022-02-10
    soldstatus
35. 2022-01-28
    soldstatus Sold
36. 2022-01-14
    status Pending, Continue to Show
37. 2022-01-05
    listed $134,900 Active
38. 2020-11-16
    historical
39. 2020-01-14
    listed $139,900 Active
40. 2018-11-26
    historical
41. 2018-06-14
    price $119,900
42. 2018-05-08
    status Active
43. 2018-04-20
    status Pending
44. 2018-04-11
    status Option Pending
45. 2018-04-02
    listed $124,900 Active
46. 2018-02-07
    soldstatus
47. 1986-11-01
    soldstatus $13,800

ⓘ 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: $3,610 · $301/mo
• Projected year-2 tax: $3,610 · $301/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 X (unshaded) · 60% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥113°F today · 24 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: $21,185
• − Mortgage interest: −$7,562
• − Property taxes: −$3,610
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$3,927
• Taxable income: $1,224
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $2,865/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

+950.7% since first listed

34 events — show timeline

• 2026-05-17 Price Changed $145,000 HARMLS
• 2026-05-09 Price Changed $155,000 HARMLS
• 2026-04-21 Price Changed $165,000 HARMLS
• 2026-04-04 Price Changed $175,000 HARMLS
• 2026-03-18 Price Changed $185,000 HARMLS
• 2026-03-03 Price Changed $195,000 HARMLS
• 2026-02-19 Price Changed $205,000 HARMLS
• 2026-02-02 Price Changed $225,000 HARMLS
• 2026-01-17 Listed $235,000 HARMLS
• 2025-09-26 Listing Removed — HARMLS
• 2025-09-19 Rental Removed $1,595 HARMLS
• 2025-08-09 Price Changed $1,595 HARMLS
• 2025-08-09 Price Changed $1,695 HARMLS
• 2025-08-08 Price Changed $1,595 HARMLS
• 2025-08-01 Price Changed $1,695 HARMLS
• 2025-07-22 Listed $235,000 HARMLS
• 2025-07-16 Listed for Rent $1,795 HARMLS
• 2023-08-13 Listing Removed — HARMLS
• 2023-06-02 Rental Removed — HARMLS
• 2023-02-06 Listed $150,000 HARMLS
• 2022-02-10 Sold (Public Records) — Public Records
• 2022-01-28 Sold (MLS) — HARMLS
• 2022-01-14 Pending — HARMLS
• 2022-01-05 Listed $134,900 HARMLS
• 2020-11-16 Listing Removed — HARMLS
• 2020-01-14 Listed $139,900 HARMLS
• 2018-11-26 Listing Removed — HARMLS
• 2018-06-14 Price Changed $119,900 HARMLS
• 2018-05-08 Relisted — HARMLS
• 2018-04-20 Pending — HARMLS
• 2018-04-11 Pending — HARMLS
• 2018-04-02 Listed $124,900 HARMLS
• 2018-02-07 Sold (Public Records) — Public Records
• 1986-11-01 Sold (Public Records) $13,800 Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,610 · -4.9% YoY. Source: county tax records.