210 S Martin Luther King · Sweeny, TX 77480

$139,000

4 bd · 2.0 ba · 2,058 sqft · Manufactured public records · 16 Days on market

Built 1990 5,009 sqft lot

---

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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

HUD Home.CASE #493-853631. SOLD AS-IS. PRICE REDUCED! Bid Period for this home ends 2/14/2010 at midnight.If no offers are accepted, it goest to Daily Bid. SO HURRY! EARNEST MONEY & PROOF OF FUNDS REQUIRED TO BID. Not respon. for changes to Property Condition during listing. Great 4BR/3BA offers a large living & dining room with wood floors, beautiful columns and second bedroom has a private bathroom. SF INFO IS FROM FHA APPRAISAL AND IS DEEMED RELIABLE BUT NOT GUARANTEED

Key facts

• Added privacy
• Not in a flood zone
• Unique setting

Tags

• SPACIOUS LAYOUT
• ADDED PRIVACY
• UNIQUE SETTING
• WIDE DRIVEWAY
• NOT IN A FLOOD ZONE

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Entry level: first floor
• Construction: Brick construction; Built in 1990; Composition roof; Slab foundation
• Exterior features: Private yard; Located in a subdivision

Interior

• Kitchen: Kitchen on the first floor (15 x 9)
• Bedrooms: Primary bedroom on the first floor (20 x 14); Bedroom on the first floor (17 x 10); Bedroom on the first floor (11 x 10); Bedroom on the first floor (10 x 10)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Gas cooling
• Interior features: High ceilings; 7 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.7% in Sweeny — 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 71/100 on livability (#306 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Sweeny ISD (town): math 32% / reading 40% proficiency, ranked #480 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sweeny H S (math 37% / reading 47%, grade F, #730 of 1,632 statewide, top 47%, 589 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 113 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $15k of equity ($961 loan paydown + $14k appreciation (10.0% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $116k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,915 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.42% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.55%
• DSCR: 1.78
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.3%
• Equity multiple: 3.88×
• Total profit: $111,998
• Equity at exit: $125,222

10-year hold

• IRR: 32.1%
• Equity multiple: 8.74×
• Total profit: $301,411
• Equity at exit: $270,046

Cash invested: $38,920 (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 77480

• Home prices YoY: 12.0%
• Active inventory: 113
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,977 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$206 /mo · $2,474/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $569

Break-even live

Break-even rent $1,257

Max offer price $139,000

Occupancy floor 66%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 Avenue C Unit C Sweeny, TX	3.0	2.0	1691	$1,700	$1.01	2d	1	0.96mi
303 Yaupon St Sweeny, TX	3.0	2.0	1642	$1,850	$1.13	43d	1	1.06mi
208 Silver Leaf St Sweeny, TX	3.0	2.0	1984	$2,400	$1.21	43d	1	1.22mi

Listing history 17 events

1. 2026-06-15
   days on market $139,000 Pending 16 DOM
2. 2026-06-14
   days on market $139,000 Pending 15 DOM
3. 2026-06-13
   status $139,000 Pending 14 DOM
4. 2026-06-12
   days on market $139,000 Active 14 DOM
5. 2026-06-09
   days on market $139,000 Active 11 DOM
6. 2026-06-08
   days on market $139,000 Active 10 DOM
7. 2026-06-07
   days on market $139,000 Active 9 DOM
8. 2026-06-07
   pricedays on market $139,000 Active 8 DOM
9. 2026-06-03
   days on market $149,000 Active 5 DOM
10. 2026-06-02
    days on market $149,000 Active 4 DOM
11. 2026-06-01
    days on market $149,000 Active 3 DOM
12. 2026-05-31
    days on market $149,000 Active 2 DOM
13. 2026-05-29
    listed $149,000 Active
14. 2010-05-18
    soldstatus 485-char remark

    Show marketing remark (485 chars)

    HUD Home.CASE #493-853631. SOLD AS-IS. PRICE REDUCED! Bid Period for this home ends 2/14/2010 at midnight.If no offers are accepted, it goest to Daily Bid. SO HURRY! EARNEST MONEY & PROOF OF FUNDS REQUIRED TO BID. Not respon. for changes to Property Condition during listing. Great 4BR/3BA offers a large living & dining room with wood floors, beautiful columns and second bedroom has a private bathroom. SF INFO IS FROM FHA APPRAISAL AND IS DEEMED RELIABLE BUT NOT GUARANTEED

15. 2010-03-03
    historical 485-char remark

    Show marketing remark (485 chars)

    HUD Home.CASE #493-853631. SOLD AS-IS. PRICE REDUCED! Bid Period for this home ends 2/14/2010 at midnight.If no offers are accepted, it goest to Daily Bid. SO HURRY! EARNEST MONEY & PROOF OF FUNDS REQUIRED TO BID. Not respon. for changes to Property Condition during listing. Great 4BR/3BA offers a large living & dining room with wood floors, beautiful columns and second bedroom has a private bathroom. SF INFO IS FROM FHA APPRAISAL AND IS DEEMED RELIABLE BUT NOT GUARANTEED

16. 2010-01-01
    listed $58,500 485-char remark

    Show marketing remark (485 chars)

    HUD Home.CASE #493-853631. SOLD AS-IS. PRICE REDUCED! Bid Period for this home ends 2/14/2010 at midnight.If no offers are accepted, it goest to Daily Bid. SO HURRY! EARNEST MONEY & PROOF OF FUNDS REQUIRED TO BID. Not respon. for changes to Property Condition during listing. Great 4BR/3BA offers a large living & dining room with wood floors, beautiful columns and second bedroom has a private bathroom. SF INFO IS FROM FHA APPRAISAL AND IS DEEMED RELIABLE BUT NOT GUARANTEED

17. 2009-11-09
    soldstatus $115,669

ⓘ 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: $2,474 · $206/mo
• Projected year-2 tax: $2,544 · $212/mo
• Expected delta: +$70/yr (+$6/mo · 2.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 24 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,727
• − Mortgage interest: −$7,786
• − Property taxes: −$2,474
• − Insurance: −$695
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − Depreciation: −$4,044
• Taxable income: $4,933
• Est. tax owed @ 24.0%: −$1,184
• After-tax cash flow: $5,645/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: Sweeny ISD
• NCES district ID: 4841970
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $53,607
• Composite: 31.49/100
• National rank: #5975
• State rank: #480 of 826 in TX

Livability — Sweeny

• Score: 71/100
• State rank: #306
• US rank: #6914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweeny, TX
• Population (ZIP): 8,252

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 17% Black 8% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 3% Slovak 3% Iranian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 90% English-only · Spanish 9% Tagalog/Filipino 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: ▲ 35.27%
• Current HPI: 328.8657
• Rent YoY: —
• Metro: —
• 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

+28.8% since first listed

5 events — show timeline

• 2026-05-29 Listed $149,000 HARMLS
• 2010-05-18 Sold (MLS) — HARMLS
• 2010-03-03 Listing Removed — HARMLS
• 2010-01-01 Listed $58,500 HARMLS
• 2009-11-09 Sold (Public Records) $115,669 Public Records

Property tax history

-1.7%/yr

Latest (2025): $2,474 · +13.4% YoY. Source: county tax records.