722 W 6th St · Freeport, TX 77541

$85,000

3 bd · 1.0 ba · 980 sqft · SingleFamily public records · 15 Days on market

Built 1950 7,000 sqft lot $87/sqft · 24% below area Est $111k · 24% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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 this charming 3-bedroom, 1-bathroom home conveniently located near the beach. With an oversized driveway and plenty of POTENTIAL, this property is ready for your personal touch. Inside, you'll find a cozy living space and a spacious kitchen awaiting your updates. The three bedrooms offer comfortable accommodation, while the generous backyard is perfect for outdoor enjoyment. Embrace the coastal lifestyle with easy access to the beach. Perfect investment property to make yours!

Key facts

• Oversized driveway
• Generous backyard
• 7,000 sq ft lot

Tags

• OVERSIZED DRIVEWAY
• GENEROUS BACKYARD
• EASY ACCESS TO THE BEACH

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1950; Single-story (first-floor living); Pillar/post/pier foundation; Facing direction not specified
• Construction: Cement siding; Composition roof
• Exterior features: Located in a subdivision

Interior

• Kitchen: Kitchen on the first floor (approx. 11 x 10)
• Bedrooms: Primary bedroom on the first floor (approx. 17 x 9); Bedroom on the first floor (approx. 13 x 9); Bedroom on the first floor (approx. 9 x 11)
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (gas)
• Interior features: Five total rooms; Living room on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: property tax is 2.7% of price; flood insurance adds $66/mo; built in 1950 — 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.48% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.10%
• DSCR: 1.72
• GRM: 5.6

CMA / ARV

• ARV (median comp): $111,397
• List price: $85,000
• Delta: -23.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 W 6th St	0.00mi	3/1.0	980 (0%)	0mo	$85,000	$87	100
726 W 6th St	0.01mi	3/1.0	988 (+1%)	2mo	$99,000	$100	97
707 W 5th St	0.06mi	2/1.0 (-1)	910 (-7%)	1mo	$65,000	$71	80
806 W 4th St	0.15mi	3/1.5	1,032 (+5%)	9mo	$150,000	$145	75
1127 W 4th St	0.37mi	2/1.0 (-1)	976 (-0%)	3mo	$49,900	$51	74
621 W 7th St	0.13mi	2/1.0 (-1)	1,016 (+4%)	11mo	$134,999	$133	74
1531 W 8th St	0.73mi	3/2.0	945 (-4%)	8mo	$74,900	$79	49
1130 W Broad St	0.42mi	2/1.0 (-1)	1,122 (+14%)	4mo	$147,500	$131	48
1526 W 8th St	0.72mi	2/2.0 (-1)	974 (-1%)	15mo	$169,500	$174	44
1314 W 4th St	0.52mi	3/2.0	1,096 (+12%)	10mo	$199,500	$182	44
1319 W 7th St	0.52mi	2/1.0 (-1)	1,112 (+14%)	14mo	$89,900	$81	36
1515 W 6th St	0.68mi	3/2.0	1,087 (+11%)	15mo	$169,999	$156	34

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $2,444
• Equity at exit: $12,674

10-year hold

• IRR: 12.3%
• Equity multiple: 1.98×
• Total profit: $23,322
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$446
• Tax from tax record: −$192 /mo · $2,301/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $253

Break-even live

Break-even rent $936

Max offer price $85,000

Occupancy floor 75%

Sensitivity live

Price	-10% $301	-5% $277	+0% $253	+5% $229	+10% $205
Rent	-10% $154	-5% $203	+0% $253	+5% $302	+10% $352
Rate	-1.0pp $296	-0.5pp $274	base $253	+0.5pp $231	+1.0pp $208

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
527 W 8th St Freeport, TX	3.0	1.0	950	$995	$1.05	44d	1	0.23mi
310 Yaupon St Unit ST402 Freeport, TX	3.0	1.0	1050	$1,150	$1.10	44d	1	0.85mi
310 Yaupon St Unit ST604 Freeport, TX	2.0	1.0	850	$850	$1.00	44d	1	0.85mi
1721 W 5th St Freeport, TX	2.0	1.0	752	$749	$1.00	18d	1	0.85mi
102 North Avenue A Unit A Freeport, TX	2.0	1.0	936	$995	$1.06	44d	1	0.87mi

Listing history 6 events

1. 2026-05-14
   status Pending 492-char remark
2. 2026-05-05
   status Pending 492-char remark
3. 2026-04-28
   listed $85,000 Active 492-char remark
4. 2024-06-10
   historical
5. 2024-04-23
   listed $85,000 Active
6. 1997-04-01
   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: $2,301 · $192/mo
• Projected year-2 tax: $2,301 · $192/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) · 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: $15,072
• − Mortgage interest: −$4,761
• − Property taxes: −$2,301
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$2,473
• Taxable income: $1,903
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $2,578/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

+0.0% since first listed

7 events — show timeline

• 2026-06-12 Sold (MLS) — HARMLS
• 2026-05-14 Pending — HARMLS
• 2026-05-05 Pending — HARMLS
• 2026-04-28 Listed $85,000 HARMLS
• 2024-06-10 Listing Removed — HARMLS
• 2024-04-23 Listed $85,000 HARMLS
• 1997-04-01 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,301 · -6.1% YoY. Source: county tax records.