903 W 8th St · Freeport, TX 77541

$153,000

5 bd · 2.0 ba · 2,512 sqft · SingleFamily public records · 188 Days on market

Built 1960 10,497 sqft lot $61/sqft · 22% below area Est $196k · 22% under

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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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +7.0/10.0
• 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

Embrace the potential of this spacious five-bedroom home, awaiting your personal touch. Situated on a corner lot with convenient alley access to the back driveway, this property offers a blank canvas for your imagination. Enjoy a great location just a short distance from the beach.

Key facts

• Alley access
• Corner lot
• 0.24 acre lot

Tags

• CORNER LOT
• ALLEY ACCESS
• SHORT DISTANCE FROM BEACH

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $153k).
• Recommended offer: $135k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $5k 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 188 days — a 12% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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.
• 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 $134,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.20% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.75%
• DSCR: 1.48
• GRM: 6.9

CMA / ARV

• ARV (median comp): $195,819
• List price: $153,000
• Delta: -21.87%
• 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
1031 W 7th St	0.16mi	4/2.0 (-1)	2,285 (-9%)	11mo	$255,000	$112	63
1503 W 5th St	0.56mi	5/2.5	2,229 (-11%)	6mo	$245,000	$110	48
227 S Front St	0.65mi	4/4.5 (-1)	2,466 (-2%)	20mo	$500,000	$203	35
135 Brazos Landing Ct	0.66mi	4/2.5 (-1)	2,273 (-10%)	20mo	$225,000	$99	30

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-4,512
• Equity at exit: $22,813

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $22,395
• Equity at exit: $13,229

Cash invested: $42,840 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,838 medium
• Mortgage (P&I): −$802
• Tax from tax record: −$202 /mo · $2,426/yr
• Insurance: −$64
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $317

Break-even live

Break-even rent $1,436

Max offer price $153,000

Occupancy floor 78%

Sensitivity live

Price	-10% $404	-5% $361	+0% $317	+5% $274	+10% $231
Rent	-10% $172	-5% $245	+0% $317	+5% $390	+10% $462
Rate	-1.0pp $394	-0.5pp $356	base $317	+0.5pp $278	+1.0pp $237

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $153,000 Active 188 DOM
2. 2026-06-17
   days on market $153,000 Active 187 DOM
3. 2026-06-16
   days on market $153,000 Active 186 DOM
4. 2026-06-15
   days on market $153,000 Active 185 DOM
5. 2026-06-13
   days on market $153,000 Active 183 DOM
6. 2026-06-09
   days on market $153,000 Active 179 DOM
7. 2026-06-08
   days on market $153,000 Active 178 DOM
8. 2026-06-07
   days on market $153,000 Active 177 DOM
9. 2026-06-04
   days on market $153,000 Active 174 DOM
10. 2026-06-03
    days on market $153,000 Active 173 DOM
11. 2026-06-02
    days on market $153,000 Active 172 DOM
12. 2026-06-01
    days on market $153,000 Active 171 DOM
13. 2026-05-31
    days on market $153,000 Active 170 DOM
14. 2025-12-12
    listed $153,000 Active 282-char remark

    Show marketing remark (282 chars)

    Embrace the potential of this spacious five-bedroom home, awaiting your personal touch. Situated on a corner lot with convenient alley access to the back driveway, this property offers a blank canvas for your imagination. Enjoy a great location just a short distance from the beach.

15. 2020-08-17
    historical
16. 2020-08-10
    price $130,000
17. 2020-07-29
    price $149,900
18. 2020-07-29
    listed $148,500 Active
19. 2017-07-28
    soldstatus Sold
20. 2017-07-17
    status Pending, Continue to Show
21. 2017-07-07
    price $54,800
22. 2017-07-05
    status Active
23. 2017-06-27
    status Pending, Continue to Show
24. 2017-05-25
    price $64,800
25. 2017-05-03
    price $74,800
26. 2017-04-24
    status Active
27. 2017-04-06
    status Pending
28. 2017-02-16
    listed $84,800 Active
29. 2016-04-13
    historical
30. 2016-04-06
    price $75,000
31. 2016-03-18
    status Active
32. 2016-03-16
    status Option Pending
33. 2016-03-07
    listed $79,000 Active

ⓘ 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: $2,426 · $202/mo
• Projected year-2 tax: $2,800 · $233/mo
• Expected delta: +$374/yr (+$31/mo · 15.4%)

ⓘ 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) · 77% 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: $22,055
• − Mortgage interest: −$8,570
• − Property taxes: −$2,426
• − Insurance: −$1,562
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$4,451
• Taxable income: $1,517
• Est. tax owed @ 24.0%: −$364
• After-tax cash flow: $3,443/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

+93.7% since first listed

20 events — show timeline

• 2025-12-12 Listed $153,000 HARMLS
• 2020-08-17 Listing Removed — HARMLS
• 2020-08-10 Price Changed $130,000 HARMLS
• 2020-07-29 Price Changed $149,900 HARMLS
• 2020-07-29 Listed $148,500 HARMLS
• 2017-07-28 Sold (MLS) — HARMLS
• 2017-07-17 Pending — HARMLS
• 2017-07-07 Price Changed $54,800 HARMLS
• 2017-07-05 Relisted — HARMLS
• 2017-06-27 Pending — HARMLS
• 2017-05-25 Price Changed $64,800 HARMLS
• 2017-05-03 Price Changed $74,800 HARMLS
• 2017-04-24 Relisted — HARMLS
• 2017-04-06 Pending — HARMLS
• 2017-02-16 Listed $84,800 HARMLS
• 2016-04-13 Listing Removed — HARMLS
• 2016-04-06 Price Changed $75,000 HARMLS
• 2016-03-18 Relisted — HARMLS
• 2016-03-16 Pending — HARMLS
• 2016-03-07 Listed $79,000 HARMLS

Property tax history

-0.1%/yr

Latest (2025): $2,426 · -8.5% YoY. Source: county tax records.