707 W 5th St · Freeport, TX 77541

$65,000

2 bd · 1.0 ba · 910 sqft · SingleFamily public records · 102 Days on market

Built 1950 7,000 sqft lot Est $93k · 30% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

READY TO MOVE-IN. GREAT PLACE FOR THE FIRST HOME BUYER WITH AFFORDABLE BUDGET OR FOR INVESTMENT PROPERTY. SELL AS-IS.

Key facts

• 7,000 sq ft lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 8 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $31k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% 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 $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.62% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.37%
• DSCR: 1.82
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $92,820
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 W 5th St	0.00mi	2/1.0	910 (0%)	1mo	$65,000	$71	100
722 W 6th St	0.06mi	3/1.0 (+1)	980 (+8%)	0mo	$85,000	$87	79
726 W 6th St	0.06mi	3/1.0 (+1)	988 (+9%)	2mo	$99,000	$100	77
1127 W 4th St	0.40mi	2/1.0	976 (+7%)	3mo	$49,900	$51	67
621 W 7th St	0.15mi	2/1.0	1,016 (+12%)	11mo	$134,999	$133	65
806 W 4th St	0.13mi	3/1.5 (+1)	1,032 (+13%)	9mo	$150,000	$145	57
1118 W 4th St	0.39mi	3/1.0 (+1)	976 (+7%)	22mo	$100,000	$102	46
1110 W 6th St	0.36mi	3/2.0 (+1)	966 (+6%)	22mo	$159,000	$165	45
302 W 8th St	0.40mi	3/1.0 (+1)	1,028 (+13%)	20mo	$129,900	$126	38
1427 W 5th St	0.66mi	3/1.0 (+1)	1,026 (+13%)	16mo	$109,000	$106	30
1306 W 7th St	0.53mi	3/1.0 (+1)	1,046 (+15%)	23mo	$52,400	$50	26

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $3,104
• Equity at exit: $9,692

10-year hold

• IRR: 14.0%
• Equity multiple: 2.13×
• Total profit: $20,593
• Equity at exit: $5,620

Cash invested: $18,200 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,051 high
• Mortgage (P&I): −$341
• Tax from tax record: −$184 /mo · $2,203/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $212

Break-even live

Break-even rent $782

Max offer price $65,000

Occupancy floor 75%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
531 W 8th St Apt 2 Freeport, TX	1.0	1.0	571	$595	$1.04	43d	1	0.27mi
527 W 8th St Freeport, TX	3.0	1.0	950	$995	$1.05	43d	1	0.27mi
102 North Avenue A Unit A Freeport, TX	2.0	1.0	936	$995	$1.06	43d	1	0.84mi
310 Yaupon St Unit ST402 Freeport, TX	3.0	1.0	1050	$1,150	$1.10	43d	1	0.87mi
310 Yaupon St Unit ST604 Freeport, TX	2.0	1.0	850	$850	$1.00	43d	1	0.87mi
310 Yaupon St Unit ST101 Freeport, TX	1.0	1.0	650	$715	$1.10	24d	1	0.87mi
310 Yaupon St Freeport, TX	1.0	1.0	650	$750	$1.15	43d	1	0.89mi
1721 W 5th St Freeport, TX	2.0	1.0	752	$749	$1.00	17d	1	0.89mi

Listing history 21 events

1. 2026-04-08
   status Pending
2. 2026-03-29
   status Pending
3. 2026-03-16
   price $65,000
4. 2026-03-03
   price $70,000
5. 2026-02-13
   price $80,000
6. 2026-01-11
   price $88,000
7. 2025-12-26
   listed $96,000 Active
8. 2025-12-25
   historical
9. 2025-12-23
   listed $96,000 Active
10. 2023-11-27
    soldstatus
11. 2023-11-22
    soldstatus Sold 117-char remark

    Show marketing remark (117 chars)

    READY TO MOVE-IN. GREAT PLACE FOR THE FIRST HOME BUYER WITH AFFORDABLE BUDGET OR FOR INVESTMENT PROPERTY. SELL AS-IS.

12. 2023-11-14
    status Pending 117-char remark

    Show marketing remark (117 chars)

    READY TO MOVE-IN. GREAT PLACE FOR THE FIRST HOME BUYER WITH AFFORDABLE BUDGET OR FOR INVESTMENT PROPERTY. SELL AS-IS.

13. 2023-11-03
    listed $78,000 Active 117-char remark

    Show marketing remark (117 chars)

    READY TO MOVE-IN. GREAT PLACE FOR THE FIRST HOME BUYER WITH AFFORDABLE BUDGET OR FOR INVESTMENT PROPERTY. SELL AS-IS.

14. 2023-07-24
    soldstatus
15. 2023-07-13
    soldstatus Sold
16. 2023-07-08
    status Pending
17. 2023-04-06
    listed $69,999 Active
18. 2023-04-03
    historical $69,999
19. 2014-01-13
    soldstatus
20. 2013-09-25
    listed $32,500
21. 1995-05-02
    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: $2,203 · $184/mo
• Projected year-2 tax: $2,203 · $184/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: $12,611
• − Mortgage interest: −$3,641
• − Property taxes: −$2,203
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$1,891
• Taxable income: $1,736
• Est. tax owed @ 24.0%: −$417
• After-tax cash flow: $2,130/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

+100.0% since first listed

21 events — show timeline

• 2026-04-08 Pending — HARMLS
• 2026-03-29 Pending — HARMLS
• 2026-03-16 Price Changed $65,000 HARMLS
• 2026-03-03 Price Changed $70,000 HARMLS
• 2026-02-13 Price Changed $80,000 HARMLS
• 2026-01-11 Price Changed $88,000 HARMLS
• 2025-12-26 Listed $96,000 HARMLS
• 2025-12-25 Listing Removed — HARMLS
• 2025-12-23 Listed $96,000 HARMLS
• 2023-11-27 Sold (Public Records) — Public Records
• 2023-11-22 Sold (MLS) — HARMLS
• 2023-11-14 Pending — HARMLS
• 2023-11-03 Listed $78,000 HARMLS
• 2023-07-24 Sold (Public Records) — Public Records
• 2023-07-13 Sold (MLS) — HARMLS
• 2023-07-08 Pending — HARMLS
• 2023-04-06 Listed $69,999 HARMLS
• 2023-04-03 Coming Soon $69,999 HARMLS
• 2014-01-13 Sold (MLS) — BCBR
• 2013-09-25 Listed $32,500 BCBR
• 1995-05-02 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,203 · -12.3% YoY. Source: county tax records.