110 Almond Dr · Lake Jackson, TX 77566

$239,900

4 bd · 2.5 ba · 2,130 sqft · SingleFamily public records · 203 Days on market

Built 1989 4,813 sqft lot $113/sqft · 6% below area Est $256k · 6% under

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Why this score? — see what drove the D 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 +11.2/30.0
• ARV discount +10.3/15.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 BEDROOM AND 2.5 BATH. AS IS PROPERTY

Key facts

• 4,813 sq ft lot
• 2 garage spots
• Built 1989

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (10.6% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 3.8% in Lake Jackson — 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 78/100 on livability (#76 in TX, #2,709 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities C-, 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: A P Beutel El (math 55% / reading 56%, grade C, #587 of 4,322 statewide, top 14%, 539 students, 60% FRL); Lake Jackson Int (math 45% / reading 45%, grade D, #479 of 1,662 statewide, top 29%, 868 students, 59% FRL); Brazoswood H S (math 38% / reading 44%, grade F, #774 of 1,632 statewide, top 49%, 2,398 students, 54% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: Rents soft (-1.1%/yr); 231 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 203 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,112 (12.0% 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 203 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 9.3

CMA / ARV

• ARV (median comp): $255,645
• List price: $239,900
• Delta: -6.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Almond Dr	0.17mi	4/2.5	2,050 (-4%)	4mo	$269,900	$132	83
112 Indian Warrior Trl	0.73mi	4/2.0	2,120 (-0%)	3mo	$350,000	$165	61
110 Plum Cir	0.41mi	4/2.0	2,169 (+2%)	19mo	$336,000	$155	60
116 Lake Rd Unit 4064	0.14mi	4/2.0	1,820 (-15%)	11mo	$305,550	$168	58
113 Plum Cir	0.46mi	3/2.0 (-1)	1,938 (-9%)	10mo	$270,000	$139	48
104 Papaya St	0.26mi	3/2.5 (-1)	1,850 (-13%)	21mo	$289,900	$157	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.24×
• Total profit: $-50,827
• Equity at exit: $35,770

10-year hold

• IRR: -28.3%
• Equity multiple: -0.12×
• Total profit: $-75,536
• Equity at exit: $20,742

Cash invested: $67,172 (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 77566

• Home prices YoY: -25.2%
• Rents YoY: -1.1%
• Active inventory: 231
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,144 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$426 /mo · $5,118/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-91

Break-even live

Break-even rent $2,259

Max offer price $223,869

Occupancy floor 99%

Sensitivity live

Price	-10% $45	-5% $-23	+0% $-91	+5% $-159	+10% $-227
Rent	-10% $-260	-5% $-175	+0% $-91	+5% $-6	+10% $79
Rate	-1.0pp $30	-0.5pp $-30	base $-91	+0.5pp $-153	+1.0pp $-216

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Oleander St Lake Jackson, TX	3.0	2.0	1423	$2,000	$1.41	45d	1	0.69mi

Listing history 25 events

1. 2026-05-31
   days on market $239,900 Active 203 DOM
2. 2026-04-08
   price $239,900 38-char remark

   Show marketing remark (38 chars)

   4 BEDROOM AND 2.5 BATH. AS IS PROPERTY

3. 2026-04-07
   price $210,000 38-char remark

   Show marketing remark (38 chars)

   4 BEDROOM AND 2.5 BATH. AS IS PROPERTY

4. 2026-03-22
   price $239,900 38-char remark

   Show marketing remark (38 chars)

   4 BEDROOM AND 2.5 BATH. AS IS PROPERTY

5. 2026-01-16
   price $229,900 38-char remark

   Show marketing remark (38 chars)

   4 BEDROOM AND 2.5 BATH. AS IS PROPERTY

6. 2025-11-09
   listed $239,900 Active 38-char remark

   Show marketing remark (38 chars)

   4 BEDROOM AND 2.5 BATH. AS IS PROPERTY

7. 2015-09-30
   soldstatus
8. 2015-09-29
   soldstatus Sold 505-char remark

   Show marketing remark (505 chars)

   Welcome to this unique 2 story split floor plan. Many features including upgraded lighting & ceiling fans, custom faux wood blinds throughout. This home has 4 bedrooms, 2 1/2 baths, 2 car garage. Tuscan style kitchen with brick & stone. Plenty of counter space and cabinetry for a baker's delight. This house has everything you need. Recently remodeled. Fresh paint. Vaulted ceilings. Lots of windows flood the home with natural light. Oversized back yard for lots of family fun. Call today!!!

9. 2015-09-03
   status Pending 505-char remark

   Show marketing remark (505 chars)

   Welcome to this unique 2 story split floor plan. Many features including upgraded lighting & ceiling fans, custom faux wood blinds throughout. This home has 4 bedrooms, 2 1/2 baths, 2 car garage. Tuscan style kitchen with brick & stone. Plenty of counter space and cabinetry for a baker's delight. This house has everything you need. Recently remodeled. Fresh paint. Vaulted ceilings. Lots of windows flood the home with natural light. Oversized back yard for lots of family fun. Call today!!!

10. 2015-08-21
    status Option Pending 505-char remark

    Show marketing remark (505 chars)

    Welcome to this unique 2 story split floor plan. Many features including upgraded lighting & ceiling fans, custom faux wood blinds throughout. This home has 4 bedrooms, 2 1/2 baths, 2 car garage. Tuscan style kitchen with brick & stone. Plenty of counter space and cabinetry for a baker's delight. This house has everything you need. Recently remodeled. Fresh paint. Vaulted ceilings. Lots of windows flood the home with natural light. Oversized back yard for lots of family fun. Call today!!!

11. 2015-08-18
    price $165,000 505-char remark

    Show marketing remark (505 chars)

    Welcome to this unique 2 story split floor plan. Many features including upgraded lighting & ceiling fans, custom faux wood blinds throughout. This home has 4 bedrooms, 2 1/2 baths, 2 car garage. Tuscan style kitchen with brick & stone. Plenty of counter space and cabinetry for a baker's delight. This house has everything you need. Recently remodeled. Fresh paint. Vaulted ceilings. Lots of windows flood the home with natural light. Oversized back yard for lots of family fun. Call today!!!

12. 2015-08-16
    price $176,500 505-char remark

    Show marketing remark (505 chars)

    Welcome to this unique 2 story split floor plan. Many features including upgraded lighting & ceiling fans, custom faux wood blinds throughout. This home has 4 bedrooms, 2 1/2 baths, 2 car garage. Tuscan style kitchen with brick & stone. Plenty of counter space and cabinetry for a baker's delight. This house has everything you need. Recently remodeled. Fresh paint. Vaulted ceilings. Lots of windows flood the home with natural light. Oversized back yard for lots of family fun. Call today!!!

13. 2015-07-29
    price $184,900 505-char remark

    Show marketing remark (505 chars)

    Welcome to this unique 2 story split floor plan. Many features including upgraded lighting & ceiling fans, custom faux wood blinds throughout. This home has 4 bedrooms, 2 1/2 baths, 2 car garage. Tuscan style kitchen with brick & stone. Plenty of counter space and cabinetry for a baker's delight. This house has everything you need. Recently remodeled. Fresh paint. Vaulted ceilings. Lots of windows flood the home with natural light. Oversized back yard for lots of family fun. Call today!!!

14. 2015-07-24
    price $189,900 505-char remark

    Show marketing remark (505 chars)

    Welcome to this unique 2 story split floor plan. Many features including upgraded lighting & ceiling fans, custom faux wood blinds throughout. This home has 4 bedrooms, 2 1/2 baths, 2 car garage. Tuscan style kitchen with brick & stone. Plenty of counter space and cabinetry for a baker's delight. This house has everything you need. Recently remodeled. Fresh paint. Vaulted ceilings. Lots of windows flood the home with natural light. Oversized back yard for lots of family fun. Call today!!!

15. 2015-07-24
    price $184,900 505-char remark

    Show marketing remark (505 chars)

    Welcome to this unique 2 story split floor plan. Many features including upgraded lighting & ceiling fans, custom faux wood blinds throughout. This home has 4 bedrooms, 2 1/2 baths, 2 car garage. Tuscan style kitchen with brick & stone. Plenty of counter space and cabinetry for a baker's delight. This house has everything you need. Recently remodeled. Fresh paint. Vaulted ceilings. Lots of windows flood the home with natural light. Oversized back yard for lots of family fun. Call today!!!

16. 2015-07-18
    listed $189,900 Active 505-char remark

    Show marketing remark (505 chars)

    Welcome to this unique 2 story split floor plan. Many features including upgraded lighting & ceiling fans, custom faux wood blinds throughout. This home has 4 bedrooms, 2 1/2 baths, 2 car garage. Tuscan style kitchen with brick & stone. Plenty of counter space and cabinetry for a baker's delight. This house has everything you need. Recently remodeled. Fresh paint. Vaulted ceilings. Lots of windows flood the home with natural light. Oversized back yard for lots of family fun. Call today!!!

17. 2009-12-18
    historical
18. 2009-08-22
    listed $135,000
19. 2007-04-19
    soldstatus
20. 2006-12-14
    historical
21. 2006-10-25
    listed $139,900
22. 2006-01-26
    soldstatus
23. 2004-03-04
    soldstatus
24. 2003-10-12
    historical
25. 2003-06-12
    listed $129,900

ⓘ 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: $5,118 · $426/mo
• Projected year-2 tax: $5,118 · $426/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 5/10 Major FEMA zone X · 26% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°F today · 27 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: $25,728
• − Mortgage interest: −$13,438
• − Property taxes: −$5,118
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − Depreciation: −$6,979
• Taxable loss: −$5,123
• Est. tax savings @ 24.0%: +$1,229
• After-tax cash flow: $140/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 — Lake Jackson

• Score: 78/100
• State rank: #76
• US rank: #2709

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Jackson, TX
• County: Brazoria County · 374,982 people
• City population: 30,246
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 30,246
• Household income: $92,586
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 1126.0

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 0.56)
• Race & ethnicity: White 60% Hispanic / Latino 28% Two or more races 16% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 3% Serbian 2% Italian 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 83% English-only · Spanish 15% Arabic 1% 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: ▼ -84.81%
• Current HPI: 251.8234
• Rent YoY: ▼ -1.11%
• 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

+84.7% since first listed

24 events — show timeline

• 2026-04-08 Price Changed $239,900 HARMLS
• 2026-04-07 Price Changed $210,000 HARMLS
• 2026-03-22 Price Changed $239,900 HARMLS
• 2026-01-16 Price Changed $229,900 HARMLS
• 2025-11-09 Listed $239,900 HARMLS
• 2015-09-30 Sold (Public Records) — Public Records
• 2015-09-29 Sold (MLS) — HARMLS
• 2015-09-03 Pending — HARMLS
• 2015-08-21 Pending — HARMLS
• 2015-08-18 Price Changed $165,000 HARMLS
• 2015-08-16 Price Changed $176,500 HARMLS
• 2015-07-29 Price Changed $184,900 HARMLS
• 2015-07-24 Price Changed $184,900 HARMLS
• 2015-07-24 Price Changed $189,900 HARMLS
• 2015-07-18 Listed $189,900 HARMLS
• 2009-12-18 Listing Removed — HARMLS
• 2009-08-22 Listed $135,000 HARMLS
• 2007-04-19 Sold (Public Records) — Public Records
• 2006-12-14 Listing Removed — HARMLS
• 2006-10-25 Listed $139,900 HARMLS
• 2006-01-26 Sold (Public Records) — Public Records
• 2004-03-04 Sold (Public Records) — Public Records
• 2003-10-12 Listing Removed — HARMLS
• 2003-06-12 Listed $129,900 HARMLS

Property tax history

+2.9%/yr

Latest (2025): $5,118 · +0.3% YoY. Source: county tax records.