1272 Pecan St · Clute, TX 77531

$125,000

6 bd · 1.0 ba · 1,565 sqft · SingleFamily public records · 156 Days on market

Built 1947 0.32 ac lot $80/sqft · 10% below area Est $138k · 10% 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 +26.0/30.0
• ARV discount +11.8/15.0
• DSCR +8.7/10.0
• 1% rule +8.4/10.0
• Appreciation +7.5/10.0
• 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

Unlock the perfect investment opportunity in Clute, TX! Tucked away on a peaceful cul-de-sac surrounded by lush green space and a wooded backdrop, this multi-unit property delivers privacy, income potential, and room to grow. The spacious lot includes three detached dwellings, each with quarters that can be rented separately: Unit 1 features 3 bedrooms and 2 bathrooms, Unit 2 offers 2 bedrooms and 2 bathrooms, and Unit 3 includes 1 bedroom and 1 bathroom. Two units are already leased meaning instant rental income from day one. All units offer private patios, while a large shared yard creates a welcoming outdoor space for tenants to relax or play. Investors will appreciate the ability to add a fourth dwelling, maximizing rental returns and transforming this into a four-unit complex. Whether expanding your portfolio or beginning your real estate journey, this property is a rare find with exceptional upside.

Key facts

• Wooded backdrop
• Detached dwellings
• Lush green space

Tags

• PEACEFUL CUL-DE-SAC
• LUSH GREEN SPACE
• WOODED BACKDROP
• MULTI-UNIT PROPERTY
• INCOME POTENTIAL
• DETACHED DWELLINGS

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 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 ~4 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 156 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 4y ago; this cycle's ask is 20908% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1947 — 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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 1947 — 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. 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. 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.
8. 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.
9. 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: 1.34% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.61%
• DSCR: 1.47
• GRM: 6.2

CMA / ARV

• ARV (median comp): $138,316
• List price: $125,000
• Delta: -9.63%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.9%
• Equity multiple: 2.38×
• Total profit: $48,131
• Equity at exit: $70,303

10-year hold

• IRR: 21.5%
• Equity multiple: 4.68×
• Total profit: $128,958
• Equity at exit: $120,896

Cash invested: $35,000 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,679 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$310 /mo · $3,716/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $309

Break-even live

Break-even rent $1,288

Max offer price $125,000

Occupancy floor 77%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-05-20
   status Pending 918-char remark

   Show marketing remark (918 chars)

   Unlock the perfect investment opportunity in Clute, TX! Tucked away on a peaceful cul-de-sac surrounded by lush green space and a wooded backdrop, this multi-unit property delivers privacy, income potential, and room to grow. The spacious lot includes three detached dwellings, each with quarters that can be rented separately: Unit 1 features 3 bedrooms and 2 bathrooms, Unit 2 offers 2 bedrooms and 2 bathrooms, and Unit 3 includes 1 bedroom and 1 bathroom. Two units are already leased meaning instant rental income from day one. All units offer private patios, while a large shared yard creates a welcoming outdoor space for tenants to relax or play. Investors will appreciate the ability to add a fourth dwelling, maximizing rental returns and transforming this into a four-unit complex. Whether expanding your portfolio or beginning your real estate journey, this property is a rare find with exceptional upside.

2. 2026-05-08
   status Pending 918-char remark

   Show marketing remark (918 chars)

   Unlock the perfect investment opportunity in Clute, TX! Tucked away on a peaceful cul-de-sac surrounded by lush green space and a wooded backdrop, this multi-unit property delivers privacy, income potential, and room to grow. The spacious lot includes three detached dwellings, each with quarters that can be rented separately: Unit 1 features 3 bedrooms and 2 bathrooms, Unit 2 offers 2 bedrooms and 2 bathrooms, and Unit 3 includes 1 bedroom and 1 bathroom. Two units are already leased meaning instant rental income from day one. All units offer private patios, while a large shared yard creates a welcoming outdoor space for tenants to relax or play. Investors will appreciate the ability to add a fourth dwelling, maximizing rental returns and transforming this into a four-unit complex. Whether expanding your portfolio or beginning your real estate journey, this property is a rare find with exceptional upside.

3. 2026-04-21
   price $125,000 918-char remark

   Show marketing remark (918 chars)

   Unlock the perfect investment opportunity in Clute, TX! Tucked away on a peaceful cul-de-sac surrounded by lush green space and a wooded backdrop, this multi-unit property delivers privacy, income potential, and room to grow. The spacious lot includes three detached dwellings, each with quarters that can be rented separately: Unit 1 features 3 bedrooms and 2 bathrooms, Unit 2 offers 2 bedrooms and 2 bathrooms, and Unit 3 includes 1 bedroom and 1 bathroom. Two units are already leased meaning instant rental income from day one. All units offer private patios, while a large shared yard creates a welcoming outdoor space for tenants to relax or play. Investors will appreciate the ability to add a fourth dwelling, maximizing rental returns and transforming this into a four-unit complex. Whether expanding your portfolio or beginning your real estate journey, this property is a rare find with exceptional upside.

4. 2026-04-06
   status Active 918-char remark

   Show marketing remark (918 chars)

   Unlock the perfect investment opportunity in Clute, TX! Tucked away on a peaceful cul-de-sac surrounded by lush green space and a wooded backdrop, this multi-unit property delivers privacy, income potential, and room to grow. The spacious lot includes three detached dwellings, each with quarters that can be rented separately: Unit 1 features 3 bedrooms and 2 bathrooms, Unit 2 offers 2 bedrooms and 2 bathrooms, and Unit 3 includes 1 bedroom and 1 bathroom. Two units are already leased meaning instant rental income from day one. All units offer private patios, while a large shared yard creates a welcoming outdoor space for tenants to relax or play. Investors will appreciate the ability to add a fourth dwelling, maximizing rental returns and transforming this into a four-unit complex. Whether expanding your portfolio or beginning your real estate journey, this property is a rare find with exceptional upside.

5. 2026-04-02
   status Pending 918-char remark

   Show marketing remark (918 chars)

   Unlock the perfect investment opportunity in Clute, TX! Tucked away on a peaceful cul-de-sac surrounded by lush green space and a wooded backdrop, this multi-unit property delivers privacy, income potential, and room to grow. The spacious lot includes three detached dwellings, each with quarters that can be rented separately: Unit 1 features 3 bedrooms and 2 bathrooms, Unit 2 offers 2 bedrooms and 2 bathrooms, and Unit 3 includes 1 bedroom and 1 bathroom. Two units are already leased meaning instant rental income from day one. All units offer private patios, while a large shared yard creates a welcoming outdoor space for tenants to relax or play. Investors will appreciate the ability to add a fourth dwelling, maximizing rental returns and transforming this into a four-unit complex. Whether expanding your portfolio or beginning your real estate journey, this property is a rare find with exceptional upside.

6. 2026-03-26
   status Pending 918-char remark

   Show marketing remark (918 chars)

   Unlock the perfect investment opportunity in Clute, TX! Tucked away on a peaceful cul-de-sac surrounded by lush green space and a wooded backdrop, this multi-unit property delivers privacy, income potential, and room to grow. The spacious lot includes three detached dwellings, each with quarters that can be rented separately: Unit 1 features 3 bedrooms and 2 bathrooms, Unit 2 offers 2 bedrooms and 2 bathrooms, and Unit 3 includes 1 bedroom and 1 bathroom. Two units are already leased meaning instant rental income from day one. All units offer private patios, while a large shared yard creates a welcoming outdoor space for tenants to relax or play. Investors will appreciate the ability to add a fourth dwelling, maximizing rental returns and transforming this into a four-unit complex. Whether expanding your portfolio or beginning your real estate journey, this property is a rare find with exceptional upside.

7. 2026-02-18
   price $135,000 918-char remark

   Show marketing remark (918 chars)

   Unlock the perfect investment opportunity in Clute, TX! Tucked away on a peaceful cul-de-sac surrounded by lush green space and a wooded backdrop, this multi-unit property delivers privacy, income potential, and room to grow. The spacious lot includes three detached dwellings, each with quarters that can be rented separately: Unit 1 features 3 bedrooms and 2 bathrooms, Unit 2 offers 2 bedrooms and 2 bathrooms, and Unit 3 includes 1 bedroom and 1 bathroom. Two units are already leased meaning instant rental income from day one. All units offer private patios, while a large shared yard creates a welcoming outdoor space for tenants to relax or play. Investors will appreciate the ability to add a fourth dwelling, maximizing rental returns and transforming this into a four-unit complex. Whether expanding your portfolio or beginning your real estate journey, this property is a rare find with exceptional upside.

8. 2026-01-27
   historical $595
9. 2026-01-15
   listed $595
10. 2025-12-31
    historical $550
11. 2025-12-09
    listed $150,000 Active 918-char remark

    Show marketing remark (918 chars)

    Unlock the perfect investment opportunity in Clute, TX! Tucked away on a peaceful cul-de-sac surrounded by lush green space and a wooded backdrop, this multi-unit property delivers privacy, income potential, and room to grow. The spacious lot includes three detached dwellings, each with quarters that can be rented separately: Unit 1 features 3 bedrooms and 2 bathrooms, Unit 2 offers 2 bedrooms and 2 bathrooms, and Unit 3 includes 1 bedroom and 1 bathroom. Two units are already leased meaning instant rental income from day one. All units offer private patios, while a large shared yard creates a welcoming outdoor space for tenants to relax or play. Investors will appreciate the ability to add a fourth dwelling, maximizing rental returns and transforming this into a four-unit complex. Whether expanding your portfolio or beginning your real estate journey, this property is a rare find with exceptional upside.

12. 2025-11-27
    listed $550
13. 2025-10-27
    historical
14. 2025-10-08
    historical $1,295
15. 2025-09-23
    price $195,000
16. 2025-09-11
    price $205,000
17. 2025-07-30
    listed $1,295
18. 2025-07-18
    price $210,000
19. 2025-07-14
    listed $235,000 Active
20. 2025-05-16
    historical
21. 2025-03-27
    price $225,000
22. 2024-12-04
    historical $1,200
23. 2024-11-07
    listed $230,000 Active
24. 2024-10-22
    listed $1,200
25. 2024-08-30
    historical
26. 2024-04-10
    historical $1,295
27. 2024-04-09
    listed $1,295
28. 2024-04-06
    historical $500
29. 2024-03-14
    listed $500
30. 2024-03-13
    historical $500
31. 2024-03-13
    historical $500
32. 2024-03-13
    listed $500
33. 2024-03-13
    listed $1,225
34. 2024-03-06
    listed $249,900 Active
35. 2023-09-09
    historical $600
36. 2023-08-29
    price $600
37. 2022-05-03
    soldstatus
38. 2022-03-21
    soldstatus Sold
39. 2022-02-22
    status Pending
40. 2022-02-10
    status Option Pending
41. 2022-01-28
    status Active
42. 2022-01-25
    status Pending
43. 2022-01-19
    status Option Pending
44. 2022-01-12
    listed $85,000 Active

ⓘ 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: $3,716 · $310/mo
• Projected year-2 tax: $3,716 · $310/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 6/10 Major FEMA zone X (unshaded) · 57% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,151
• − Mortgage interest: −$7,002
• − Property taxes: −$3,716
• − Insurance: −$625
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$3,636
• Taxable income: $1,947
• Est. tax owed @ 24.0%: −$467
• After-tax cash flow: $3,245/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

+47.1% since first listed

44 events — show timeline

• 2026-05-20 Pending — HARMLS
• 2026-05-08 Pending — HARMLS
• 2026-04-21 Price Changed $125,000 HARMLS
• 2026-04-06 Relisted — HARMLS
• 2026-04-02 Pending — HARMLS
• 2026-03-26 Pending — HARMLS
• 2026-02-18 Price Changed $135,000 HARMLS
• 2026-01-27 Rental Removed $595 HARMLS
• 2026-01-15 Listed for Rent $595 HARMLS
• 2025-12-31 Rental Removed $550 HARMLS
• 2025-12-09 Listed $150,000 HARMLS
• 2025-11-27 Listed for Rent $550 HARMLS
• 2025-10-27 Listing Removed — HARMLS
• 2025-10-08 Rental Removed $1,295 HARMLS
• 2025-09-23 Price Changed $195,000 HARMLS
• 2025-09-11 Price Changed $205,000 HARMLS
• 2025-07-30 Listed for Rent $1,295 HARMLS
• 2025-07-18 Price Changed $210,000 HARMLS
• 2025-07-14 Listed $235,000 HARMLS
• 2025-05-16 Listing Removed — HARMLS
• 2025-03-27 Price Changed $225,000 HARMLS
• 2024-12-04 Rental Removed $1,200 HARMLS
• 2024-11-07 Listed $230,000 HARMLS
• 2024-10-22 Listed for Rent $1,200 HARMLS
• 2024-08-30 Listing Removed — HARMLS
• 2024-04-10 Rental Removed $1,295 APPFOLIO
• 2024-04-09 Listed for Rent $1,295 APPFOLIO
• 2024-04-06 Rental Removed $500 HARMLS
• 2024-03-14 Listed for Rent $500 HARMLS
• 2024-03-13 Rental Removed $500 APPFOLIO
• 2024-03-13 Rental Removed $500 APPFOLIO
• 2024-03-13 Listed for Rent $500 APPFOLIO
• 2024-03-13 Listed for Rent $1,225 APPFOLIO
• 2024-03-06 Listed $249,900 HARMLS
• 2023-09-09 Rental Removed $600 APPFOLIO
• 2023-08-29 Price Changed $600 APPFOLIO
• 2022-05-03 Sold (Public Records) — Public Records
• 2022-03-21 Sold (MLS) — HARMLS
• 2022-02-22 Pending — HARMLS
• 2022-02-10 Pending — HARMLS
• 2022-01-28 Relisted — HARMLS
• 2022-01-25 Pending — HARMLS
• 2022-01-19 Pending — HARMLS
• 2022-01-12 Listed $85,000 HARMLS

Property tax history

+6.8%/yr

Latest (2025): $3,716 · -1.3% YoY. Source: county tax records.