208 E Pecan Ln · Clute, TX 77531

$124,900

2 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 81 Days on market

Built 1950 6,534 sqft lot $113/sqft · 18% below area Est $152k · 18% 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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +7.5/10.0
• DSCR +4.6/10.0
• 1% rule +4.0/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment opportunity! This 2-bedroom, 1-bath property offers solid potential for investors looking for their next project or rental addition. The home features a recently updated kitchen and bathroom, giving it a fresh, modern touch while still leaving room to add your own value. With a functional layout and great potential as a rental or flip, this property is ready for its next owner to make the most of it.

Key facts

• Updated kitchen
• Functional layout
• Updated bathroom

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-28 ($-340/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (10.2% below list).
• Recommended offer: $112k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.5% in Clute — 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 61/100 on livability (#1,002 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, schools 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: 115 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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

• In year one you build about $7k of equity ($864 loan paydown + $6k appreciation (4.9% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,108 (10.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.90% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

• ARV (median comp): $152,073
• List price: $124,900
• Delta: -17.87%
• 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
207 E Bernard St	0.03mi	3/1.0 (+1)	989 (-11%)	1mo	$144,900	$147	75
122 W Bernard St	0.21mi	3/1.5 (+1)	1,170 (+5%)	5mo	$179,900	$154	70
201 Luciana St	0.35mi	2/2.5	1,036 (-7%)	11mo	$79,900	$77	57
300 Dorsett St	0.28mi	3/2.0 (+1)	1,190 (+7%)	16mo	$189,500	$159	53
133 W Pecan Ln	0.23mi	2/2.0	1,260 (+14%)	16mo	$113,000	$90	50
233 W Marion St	0.57mi	3/1.0 (+1)	1,140 (+3%)	18mo	$90,000	$79	49
308 N Shanks St	0.67mi	3/1.0 (+1)	1,108 (-0%)	19mo	$199,900	$180	48
333 Hinken St	0.30mi	2/1.0	960 (-14%)	19mo	$164,900	$172	48
341 W Marion St	0.65mi	3/1.0 (+1)	1,186 (+7%)	15mo	$115,000	$97	41
503 Cobb St	0.31mi	3/2.0 (+1)	1,259 (+13%)	18mo	$189,900	$151	39
133 Cannon St	0.73mi	3/1.5 (+1)	1,190 (+7%)	11mo	$194,000	$163	38
623 West St	0.35mi	3/2.0 (+1)	1,250 (+13%)	22mo	$159,500	$128	35

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

Projected returns pro-forma

4.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.76×
• Total profit: $26,529
• Equity at exit: $70,247

10-year hold

• IRR: 13.1%
• Equity multiple: 3.35×
• Total profit: $82,115
• Equity at exit: $120,799

Cash invested: $34,972 (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 77531

• Home prices YoY: 1.6%
• Active inventory: 115
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,121 high
• Mortgage (P&I): −$655
• Tax from tax record: −$141 /mo · $1,686/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-28

Break-even live

Break-even rent $1,157

Max offer price $119,889

Occupancy floor 98%

Sensitivity live

Price	-10% $42	-5% $7	+0% $-28	+5% $-64	+10% $-99
Rent	-10% $-117	-5% $-73	+0% $-28	+5% $16	+10% $60
Rate	-1.0pp $35	-0.5pp $3	base $-28	+0.5pp $-61	+1.0pp $-94

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 Texas 288 Frontage Rd Clute, TX	3.0	2.0	1230	$1,705	$1.39	45d	1	0.58mi
401 Lakeview Dr Clute, TX	1.0–2.0	1.0	808	$944	$1.17	0d	6	0.72mi
107 Hackberry St Clute, TX	3.0	1.0	1050	$1,125	$1.07	45d	1	0.87mi
101 Hackberry St Clute, TX	3.0	1.5	1050	$1,169	$1.11	25d	1	0.91mi
101 Hackberry St Clute, TX	2.0	2.0	850	$1,019	$1.20	45d	1	0.91mi
407 Lakeview Dr Clute, TX	1.0	1.0	707	$1,000	$1.41	45d	1	0.93mi
201 Hackberry St Clute, TX	1.0–3.0	1.0–2.0	772	$1,037	$1.34	0d	186	1.00mi
201 Hackberry St Clute, TX	1.0–3.0	1.0–2.0	772	$1,037	$1.34	45d	32	1.00mi
201 Dixie Dr Clute, TX	1.0–2.0	1.0–2.0	800	$930	$1.16	0d	22	1.03mi
906 Old Angleton Rd Clute, TX	3.0	1.0	1344	$1,550	$1.15	45d	1	1.09mi
6 Brazoswood Dr Clute, TX	3.0	2.0	1167	$1,300	$1.11	45d	1	1.10mi
261 Brazoswood Dr Clute, TX	2.0	1.0	884	$1,079	$1.22	45d	1	1.13mi
406 Timbercreek Dr Richwood, TX	2.0	2.0	942	$1,145	$1.22	45d	1	1.27mi
400 Timbercreek Dr Richwood, TX	1.0–3.0	1.0–2.0	813	$1,032	$1.27	0d	24	1.27mi
426 Garland Dr Lake Jackson, TX	2.0	1.0	857	$1,145	$1.34	45d	1	1.34mi
418 Garland Dr #122 Lake Jackson, TX	2.0	1.5	866	$1,000	$1.15	19d	1	1.35mi
420 Garland Dr Unit 506 Downstairs W/D Lake Jackson, TX	2.0	2.0	960	$995	$1.04	6d	1	1.37mi
100 Creekwood Landing Dr Clute, TX	1.0–3.0	1.0–2.0	931	$1,304	$1.40	20d	11	1.47mi

Listing history 16 events

1. 2026-06-21
   days on market $124,900 Active 81 DOM
2. 2026-06-18
   days on market $124,900 Active 78 DOM
3. 2026-06-17
   days on market $124,900 Active 77 DOM
4. 2026-06-16
   days on market $124,900 Active 76 DOM
5. 2026-06-15
   days on market $124,900 Active 75 DOM
6. 2026-06-13
   days on market $124,900 Active 73 DOM
7. 2026-06-09
   days on market $124,900 Active 69 DOM
8. 2026-06-08
   days on market $124,900 Active 68 DOM
9. 2026-06-07
   days on market $124,900 Active 67 DOM
10. 2026-06-04
    pricedays on market $124,900 Active 64 DOM
11. 2026-06-03
    days on market $129,000 Active 63 DOM
12. 2026-06-02
    days on market $129,000 Active 62 DOM
13. 2026-06-01
    days on market $129,000 Active 61 DOM
14. 2026-05-31
    days on market $129,000 Active 60 DOM
15. 2026-04-01
    listed $129,000 Active 420-char remark

    Show marketing remark (420 chars)

    Great investment opportunity! This 2-bedroom, 1-bath property offers solid potential for investors looking for their next project or rental addition. The home features a recently updated kitchen and bathroom, giving it a fresh, modern touch while still leaving room to add your own value. With a functional layout and great potential as a rental or flip, this property is ready for its next owner to make the most of it.

16. 1993-02-15
    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: $1,686 · $141/mo
• Projected year-2 tax: $2,286 · $190/mo
• Expected delta: +$599/yr (+$50/mo · 35.5%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 59% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥115°F today · 26 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,453
• − Mortgage interest: −$6,996
• − Property taxes: −$1,686
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$3,633
• Taxable loss: −$2,438
• Est. tax savings @ 24.0%: +$585
• After-tax cash flow: $245/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 — Clute

• Score: 61/100
• State rank: #1002
• US rank: #17771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clute, TX
• County: Brazoria County · 374,982 people
• City population: 16,406
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 16,406
• Household income: $73,240
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 424.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 52% White 34% Two or more races 23% Black 10%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Iranian 1% Slovak 1% Romanian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 67% English-only · Spanish 32% Other Indo-European 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: ▲ 4.93%
• Current HPI: 307.8644
• 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

2 events — show timeline

• 2026-04-01 Listed $129,000 HARMLS
• 1993-02-15 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,686 · +0.2% YoY. Source: county tax records.