1210 Mac Drive Dr · Sweeny, TX 77480

$152,000

3 bd · 1.0 ba · 1,268 sqft · SingleFamily public records · 59 Days on market

Built 1960 0.26 ac lot $120/sqft · 21% below area Est $191k · 21% 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 +17.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.3/10.0
• 1% rule +4.8/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Clean, move-in ready 3/1 in Sweeny! All-electric home with tile flooring throughout. Kitchen features freshly painted cabinets, granite countertops, decorative tile backsplash, and opens to bonus room/dining area with closet/pantry. Bathroom includes tub/shower combo and linen cabinet. One-car attached garage. Covered front porch adds to great curb appeal. Fenced backyard with large storage shed and covered area for mower/equipment. Won't last long - call today!

Key facts

• All electric home
• Bonus room
• Tile flooring

Tags

• ALL ELECTRIC HOME
• TILE FLOORING
• FRESHLY PAINTED CABINETS
• GRANITE COUNTERTOPS
• DECORATIVE TILE BACKSPLASH
• BONUS ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (2.2% below list).
• Recommended offer: $147k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.7% in Sweeny — 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 71/100 on livability (#306 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Sweeny ISD (town): math 32% / reading 40% proficiency, ranked #480 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 113 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($147k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $147,440 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.90%
• DSCR: 1.13
• GRM: 8.5

CMA / ARV

• ARV (median comp): $191,450
• List price: $152,000
• Delta: -20.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 Elm	0.20mi	3/1.0	1,188 (-6%)	4mo	$124,000	$104	76
502 N Holly St	0.54mi	3/2.0	1,294 (+2%)	6mo	$85,000	$66	63
211 Peach St	0.72mi	3/2.0	1,307 (+3%)	3mo	$169,900	$130	55
503 Sycamore St	0.58mi	3/1.0	1,200 (-5%)	13mo	$140,000	$117	53
504 Cedar St	0.63mi	3/2.0	1,144 (-10%)	1mo	$126,000	$110	50
609 Pine St	0.53mi	3/2.0	1,416 (+12%)	6mo	$195,000	$138	47
1110 Estelle St	0.73mi	2/2.0 (-1)	1,260 (-1%)	15mo	$199,900	$159	43
605 Walnut St	0.64mi	3/2.0	1,390 (+10%)	20mo	$174,000	$125	34
212 N Elm St	0.69mi	3/2.0	1,428 (+13%)	12mo	$137,400	$96	33
212 N Oak St	0.71mi	2/1.0 (-1)	1,120 (-12%)	20mo	$147,500	$132	26

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 3.10×
• Total profit: $89,366
• Equity at exit: $136,934

10-year hold

• IRR: 23.1%
• Equity multiple: 7.06×
• Total profit: $258,090
• Equity at exit: $295,303

Cash invested: $42,560 (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 77480

• Home prices YoY: 12.0%
• Active inventory: 113
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,487 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$211 /mo · $2,534/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $103

Break-even live

Break-even rent $1,357

Max offer price $152,000

Occupancy floor 88%

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 W Ashley Wilson Rd Sweeny, TX	1.0–2.0	1.0–2.0	704	$995	$1.41	24d	1	0.74mi
1102 Avenue C Unit C Sweeny, TX	3.0	2.0	1691	$1,700	$1.01	2d	1	1.19mi
303 Yaupon St Sweeny, TX	3.0	2.0	1642	$1,850	$1.13	44d	1	1.20mi

Listing history 20 events

1. 2026-06-19
   days on market $152,000 Active 59 DOM
2. 2026-06-18
   days on market $152,000 Active 58 DOM
3. 2026-06-17
   days on market $152,000 Active 57 DOM
4. 2026-06-16
   days on market $152,000 Active 56 DOM
5. 2026-06-15
   days on market $152,000 Active 55 DOM
6. 2026-06-14
   days on market $152,000 Active 53 DOM
7. 2026-06-12
   days on market $152,000 Active 52 DOM
8. 2026-06-09
   days on market $152,000 Active 49 DOM
9. 2026-06-08
   days on market $152,000 Active 48 DOM
10. 2026-06-07
    days on market $152,000 Active 47 DOM
11. 2026-06-07
    days on market $152,000 Active 46 DOM
12. 2026-06-03
    days on market $152,000 Active 43 DOM
13. 2026-06-02
    days on market $152,000 Active 42 DOM
14. 2026-06-01
    days on market $152,000 Active 41 DOM
15. 2026-05-31
    days on market $152,000 Active 40 DOM
16. 2026-05-30
    days on market $152,000 Active 39 DOM
17. 2026-04-21
    listed $152,000 Active 466-char remark

    Show marketing remark (466 chars)

    Clean, move-in ready 3/1 in Sweeny! All-electric home with tile flooring throughout. Kitchen features freshly painted cabinets, granite countertops, decorative tile backsplash, and opens to bonus room/dining area with closet/pantry. Bathroom includes tub/shower combo and linen cabinet. One-car attached garage. Covered front porch adds to great curb appeal. Fenced backyard with large storage shed and covered area for mower/equipment. Won't last long - call today!

18. 2012-08-14
    soldstatus
19. 2009-11-12
    soldstatus
20. 2002-10-18
    soldstatus

ⓘ 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: $2,534 · $211/mo
• Projected year-2 tax: $2,782 · $232/mo
• Expected delta: +$247/yr (+$21/mo · 9.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,840
• − Mortgage interest: −$8,514
• − Property taxes: −$2,534
• − Insurance: −$760
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$4,422
• Taxable loss: −$1,245
• Est. tax savings @ 24.0%: +$299
• After-tax cash flow: $1,532/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: Sweeny ISD
• NCES district ID: 4841970
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $53,607
• Composite: 31.49/100
• National rank: #5975
• State rank: #480 of 826 in TX

Livability — Sweeny

• Score: 71/100
• State rank: #306
• US rank: #6914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweeny, TX
• Population (ZIP): 8,252

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 17% Black 8% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 3% Slovak 3% Iranian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 90% English-only · Spanish 9% Tagalog/Filipino 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: ▲ 35.27%
• Current HPI: 328.8657
• Rent YoY: —
• Metro: —
• 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

4 events — show timeline

• 2026-04-21 Listed $152,000 HARMLS
• 2012-08-14 Sold (Public Records) — Public Records
• 2009-11-12 Sold (Public Records) — Public Records
• 2002-10-18 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,534 · +2.8% YoY. Source: county tax records.