527 W 6th St · Freeport, TX 77541

$99,000

3 bd · 1.0 ba · 1,147 sqft · SingleFamily public records · 414 Days on market

Built 1941 7,000 sqft lot $86/sqft · 27% below area Est $135k · 27% 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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +8.1/10.0
• 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

Escape to a charming cottage with endless possibilities! Enjoy the Gulf breeze on the front porch while savoring a drink and listening to the shore birds. Located just five minutes from the beach, it is perfect for anglers, bird watchers, and sunbathers. The primary bedroom is equipped with ensuite and walk-in closet. Enjoy the original wood floors in the two secondary bedrooms upstairs. The spacious kitchen is ideal for entertaining. Home is currently leased, please do not disturb tenants.

Key facts

• Wrap around porch
• Spacious kitchen
• Original wood floors

Tags

• WRAP AROUND PORCH
• FIVE MINUTES FROM THE BEACH
• ORIGINAL WOOD FLOORS
• SPACIOUS KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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, 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 $684 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.

Negotiation context

• It's been on market 414 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 5y ago; this cycle's ask is 8326% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1941 — 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 414 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 1941 — 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: 1.31% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.51%
• DSCR: 1.56
• GRM: 6.4

CMA / ARV

• ARV (median comp): $134,953
• List price: $99,000
• Delta: -26.64%
• 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
502 W 6th St	0.06mi	3/1.5	1,137 (-1%)	10mo	$175,000	$154	85
722 W 6th St	0.17mi	3/1.0	980 (-15%)	0mo	$85,000	$87	68
726 W 6th St	0.18mi	3/1.0	988 (-14%)	2mo	$99,000	$100	67
529 W 4th St	0.14mi	3/2.0	1,292 (+13%)	5mo	$194,900	$151	64
621 W 7th St	0.10mi	2/1.0 (-1)	1,016 (-11%)	11mo	$134,999	$133	62
1114 W 6th St	0.50mi	3/1.0	1,180 (+3%)	12mo	$114,999	$97	62
806 W 4th St	0.27mi	3/1.5	1,032 (-10%)	9mo	$150,000	$145	61
522 W Broad St	0.24mi	3/2.0	1,250 (+9%)	10mo	$177,500	$142	61
1130 W Broad St	0.58mi	2/1.0 (-1)	1,122 (-2%)	4mo	$147,500	$131	61
1318 W 5th St	0.69mi	2/1.0 (-1)	1,211 (+6%)	5mo	$82,500	$68	49
1314 W 4th St	0.68mi	3/2.0	1,096 (-4%)	10mo	$199,500	$182	48
1127 W 4th St	0.54mi	2/1.0 (-1)	976 (-15%)	3mo	$49,900	$51	42

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-1,783
• Equity at exit: $14,761

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $17,057
• Equity at exit: $8,560

Cash invested: $27,720 (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: $1,292 high
• Mortgage (P&I): −$519
• Tax from tax record: −$171 /mo · $2,056/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $222

Break-even live

Break-even rent $1,010

Max offer price $99,000

Occupancy floor 78%

Sensitivity live

Price	-10% $279	-5% $250	+0% $222	+5% $194	+10% $166
Rent	-10% $120	-5% $171	+0% $222	+5% $274	+10% $325
Rate	-1.0pp $272	-0.5pp $248	base $222	+0.5pp $197	+1.0pp $171

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.13mi
102 North Avenue A Unit A Freeport, TX	2.0	1.0	936	$995	$1.06	44d	1	1.02mi
310 Yaupon St Unit ST402 Freeport, TX	3.0	1.0	1050	$1,150	$1.10	44d	1	1.04mi
310 Yaupon St Unit ST604 Freeport, TX	2.0	1.0	850	$850	$1.00	44d	1	1.04mi
1721 W 5th St Freeport, TX	2.0	1.0	752	$749	$1.00	18d	1	1.05mi
102 North Avenue C Unit C Freeport, TX	4.0	2.0	1500	$1,550	$1.03	44d	1	1.08mi

Listing history 50 events

1. 2026-06-18
   days on market $99,000 Active 414 DOM
2. 2026-06-17
   days on market $99,000 Active 413 DOM
3. 2026-06-16
   days on market $99,000 Active 412 DOM
4. 2026-06-15
   days on market $99,000 Active 411 DOM
5. 2026-06-13
   days on market $99,000 Active 409 DOM
6. 2026-06-09
   days on market $99,000 Active 405 DOM
7. 2026-06-08
   days on market $99,000 Active 404 DOM
8. 2026-06-07
   days on market $99,000 Active 403 DOM
9. 2026-06-04
   days on market $99,000 Active 400 DOM
10. 2026-06-03
    days on market $99,000 Active 399 DOM
11. 2026-06-02
    days on market $99,000 Active 398 DOM
12. 2026-06-01
    days on market $99,000 Active 397 DOM
13. 2026-05-31
    days on market $99,000 Active 396 DOM
14. 2026-03-08
    historical $1,175
15. 2026-03-04
    listed $1,175
16. 2026-03-03
    status Active 495-char remark

    Show marketing remark (495 chars)

    Escape to a charming cottage with endless possibilities! Enjoy the Gulf breeze on the front porch while savoring a drink and listening to the shore birds. Located just five minutes from the beach, it is perfect for anglers, bird watchers, and sunbathers. The primary bedroom is equipped with ensuite and walk-in closet. Enjoy the original wood floors in the two secondary bedrooms upstairs. The spacious kitchen is ideal for entertaining. Home is currently leased, please do not disturb tenants.

17. 2026-02-28
    historical $1,175
18. 2026-02-27
    listed $1,175
19. 2026-02-26
    historical $1,175
20. 2026-02-25
    status Pending 495-char remark

    Show marketing remark (495 chars)

    Escape to a charming cottage with endless possibilities! Enjoy the Gulf breeze on the front porch while savoring a drink and listening to the shore birds. Located just five minutes from the beach, it is perfect for anglers, bird watchers, and sunbathers. The primary bedroom is equipped with ensuite and walk-in closet. Enjoy the original wood floors in the two secondary bedrooms upstairs. The spacious kitchen is ideal for entertaining. Home is currently leased, please do not disturb tenants.

21. 2026-01-26
    historical $1,175
22. 2026-01-24
    listed $1,175
23. 2026-01-10
    listed $1,175
24. 2025-10-13
    price $99,000 495-char remark

    Show marketing remark (495 chars)

    Escape to a charming cottage with endless possibilities! Enjoy the Gulf breeze on the front porch while savoring a drink and listening to the shore birds. Located just five minutes from the beach, it is perfect for anglers, bird watchers, and sunbathers. The primary bedroom is equipped with ensuite and walk-in closet. Enjoy the original wood floors in the two secondary bedrooms upstairs. The spacious kitchen is ideal for entertaining. Home is currently leased, please do not disturb tenants.

25. 2025-07-24
    price $109,000 495-char remark

    Show marketing remark (495 chars)

    Escape to a charming cottage with endless possibilities! Enjoy the Gulf breeze on the front porch while savoring a drink and listening to the shore birds. Located just five minutes from the beach, it is perfect for anglers, bird watchers, and sunbathers. The primary bedroom is equipped with ensuite and walk-in closet. Enjoy the original wood floors in the two secondary bedrooms upstairs. The spacious kitchen is ideal for entertaining. Home is currently leased, please do not disturb tenants.

26. 2025-06-23
    price $114,000 495-char remark

    Show marketing remark (495 chars)

    Escape to a charming cottage with endless possibilities! Enjoy the Gulf breeze on the front porch while savoring a drink and listening to the shore birds. Located just five minutes from the beach, it is perfect for anglers, bird watchers, and sunbathers. The primary bedroom is equipped with ensuite and walk-in closet. Enjoy the original wood floors in the two secondary bedrooms upstairs. The spacious kitchen is ideal for entertaining. Home is currently leased, please do not disturb tenants.

27. 2025-05-07
    price $119,000 495-char remark

    Show marketing remark (495 chars)

    Escape to a charming cottage with endless possibilities! Enjoy the Gulf breeze on the front porch while savoring a drink and listening to the shore birds. Located just five minutes from the beach, it is perfect for anglers, bird watchers, and sunbathers. The primary bedroom is equipped with ensuite and walk-in closet. Enjoy the original wood floors in the two secondary bedrooms upstairs. The spacious kitchen is ideal for entertaining. Home is currently leased, please do not disturb tenants.

28. 2025-04-30
    listed $128,000 Active 495-char remark

    Show marketing remark (495 chars)

    Escape to a charming cottage with endless possibilities! Enjoy the Gulf breeze on the front porch while savoring a drink and listening to the shore birds. Located just five minutes from the beach, it is perfect for anglers, bird watchers, and sunbathers. The primary bedroom is equipped with ensuite and walk-in closet. Enjoy the original wood floors in the two secondary bedrooms upstairs. The spacious kitchen is ideal for entertaining. Home is currently leased, please do not disturb tenants.

29. 2024-08-22
    historical
30. 2024-08-06
    historical $1,175
31. 2024-07-19
    historical $1,175
32. 2024-07-18
    listed $1,175
33. 2024-06-19
    price $1,175
34. 2024-06-18
    listed $125,000 Active
35. 2024-05-24
    price $1,275
36. 2024-04-17
    price $1,400
37. 2024-03-12
    listed $1,450
38. 2023-10-30
    soldstatus
39. 2023-10-27
    soldstatus Sold
40. 2023-10-09
    status Pending
41. 2023-10-02
    status Option Pending
42. 2023-09-26
    price $90,000
43. 2023-09-19
    status Active
44. 2023-09-14
    status Option Pending
45. 2023-09-01
    listed $95,000 Active
46. 2023-07-20
    historical
47. 2023-07-12
    price $106,000
48. 2023-06-21
    price $110,000
49. 2023-06-07
    price $115,000
50. 2023-05-30
    price $122,000

ⓘ 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: $2,056 · $171/mo
• Projected year-2 tax: $2,056 · $171/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: $15,504
• − Mortgage interest: −$5,546
• − Property taxes: −$2,056
• − Insurance: −$1,292
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$2,880
• Taxable income: $1,249
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $2,370/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

-99.3% since first listed

64 events — show timeline

• 2026-03-08 Rental Removed $1,175 HARMLS
• 2026-03-04 Listed for Rent $1,175 HARMLS
• 2026-03-03 Relisted — HARMLS
• 2026-02-28 Rental Removed $1,175 BUILDIUM
• 2026-02-27 Listed for Rent $1,175 BUILDIUM
• 2026-02-26 Rental Removed $1,175 HARMLS
• 2026-02-25 Pending — HARMLS
• 2026-01-26 Rental Removed $1,175 BUILDIUM
• 2026-01-24 Listed for Rent $1,175 HARMLS
• 2026-01-10 Listed for Rent $1,175 BUILDIUM
• 2025-10-13 Price Changed $99,000 HARMLS
• 2025-07-24 Price Changed $109,000 HARMLS
• 2025-06-23 Price Changed $114,000 HARMLS
• 2025-05-07 Price Changed $119,000 HARMLS
• 2025-04-30 Listed $128,000 HARMLS
• 2024-08-22 Listing Removed — HARMLS
• 2024-08-06 Rental Removed $1,175 HARMLS
• 2024-07-19 Rental Removed $1,175 BUILDIUM
• 2024-07-18 Listed for Rent $1,175 BUILDIUM
• 2024-06-19 Price Changed $1,175 HARMLS
• 2024-06-18 Listed $125,000 HARMLS
• 2024-05-24 Price Changed $1,275 HARMLS
• 2024-04-17 Price Changed $1,400 HARMLS
• 2024-03-12 Listed for Rent $1,450 HARMLS
• 2023-10-30 Sold (Public Records) — Public Records
• 2023-10-27 Sold (MLS) — HARMLS
• 2023-10-09 Pending — HARMLS
• 2023-10-02 Pending — HARMLS
• 2023-09-26 Price Changed $90,000 HARMLS
• 2023-09-19 Relisted — HARMLS
• 2023-09-14 Pending — HARMLS
• 2023-09-01 Listed $95,000 HARMLS
• 2023-07-20 Listing Removed — HARMLS
• 2023-07-12 Price Changed $106,000 HARMLS
• 2023-06-21 Price Changed $110,000 HARMLS
• 2023-06-07 Price Changed $115,000 HARMLS
• 2023-05-30 Price Changed $122,000 HARMLS
• 2023-05-24 Price Changed $125,000 HARMLS
• 2023-05-18 Listed $130,000 HARMLS
• 2023-05-10 Listing Removed — HARMLS
• 2023-03-10 Price Changed $120,000 HARMLS
• 2023-01-13 Relisted — HARMLS
• 2023-01-09 Pending — HARMLS
• 2022-11-29 Price Changed $127,000 HARMLS
• 2022-11-14 Relisted — HARMLS
• 2022-11-10 Pending — HARMLS
• 2022-11-01 Pending — HARMLS
• 2022-10-27 Price Changed $131,000 HARMLS
• 2022-09-12 Price Changed $132,500 HARMLS
• 2022-09-05 Relisted — HARMLS
• 2022-09-05 Pending — HARMLS
• 2022-08-25 Pending — HARMLS
• 2022-08-01 Price Changed $139,000 HARMLS
• 2022-06-03 Price Changed $142,000 HARMLS
• 2022-05-22 Price Changed $148,000 HARMLS
• 2022-04-22 Relisted — HARMLS
• 2022-04-14 Pending — HARMLS
• 2022-04-07 Relisted — HARMLS
• 2022-04-02 Pending — HARMLS
• 2022-03-15 Listed $149,000 HARMLS
• 2022-03-06 Listing Removed — HARMLS
• 2022-01-20 Price Changed $149,000 HARMLS
• 2021-10-05 Listed $159,500 HARMLS
• 2019-09-30 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,056 · -38.2% YoY. Source: county tax records.