116 Avenue C · Brazoria, TX 77422

$135,000

4 bd · 1.0 ba · 720 sqft · Manufactured public records · 50 Days on market

Built 1969 0.49 ac lot

---

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 +20.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Adorable 4 bedroom, 1 bath home located in the S F Austin community! Front covered patio. The kitchen includes plenty of cabinet space, and a small opening looks into the living room. Vinyl flooring throughout the home. Enjoy a spacious backyard, perfect for hosting family gatherings and making the most of summer fun! Convenient access to hwy 36 and just minutes from shopping, dining, and entertainment! Call and make your appointment today!

Key facts

• Spacious backyard
• Front covered patio
• 0.49 acre lot

Tags

• FRONT COVERED PATIO
• PLENTY OF CABINET SPACE
• SPACIOUS BACKYARD
• CONVENIENT ACCESS TO HWY 36

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (first-floor living); Full ownership
• Construction: Built in 1969; Block foundation; Metal roof; Construction materials: Unknown
• Exterior features: Private yard; Subdivision lot

Interior

• Kitchen: Gas oven; Gas range; Microwave
• Bedrooms: Primary bedroom on the first floor (approx. 14x14); Three additional bedrooms on the first floor (approx. 10x11, 6x9, 6x9)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (gas)
• Interior features: Smoke detector(s); Private yard
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.2% in Brazoria — 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 (#1,001 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Columbia-Brazoria ISD (town): math 35% / reading 33% proficiency, ranked #513 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Columbia El (math 47% / reading 39%, grade F, #1,283 of 4,322 statewide, top 30%, 709 students, 60% FRL); West Brazos J H (math 34% / reading 32%, grade F, #930 of 1,662 statewide, top 57%, 676 students, 65% FRL); Columbia H S (math 13% / reading 28%, grade F, #1,389 of 1,632 statewide, top 86%, 889 students, 60% FRL).
• Market conditions: 212 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 $14k of equity ($933 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 8.0

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: 28.5%
• Equity multiple: 3.25×
• Total profit: $85,118
• Equity at exit: $121,619

10-year hold

• IRR: 24.8%
• Equity multiple: 7.39×
• Total profit: $241,587
• Equity at exit: $262,275

Cash invested: $37,800 (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 77422

• Home prices YoY: 5.1%
• Active inventory: 212
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$161 /mo · $1,932/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $182

Break-even live

Break-even rent $1,171

Max offer price $135,000

Occupancy floor 82%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $135,000 Active 50 DOM
2. 2026-06-17
   days on market $135,000 Active 49 DOM
3. 2026-06-16
   days on market $135,000 Active 48 DOM
4. 2026-06-15
   days on market $135,000 Active 47 DOM
5. 2026-06-13
   days on market $135,000 Active 45 DOM
6. 2026-06-13
   days on market $135,000 Active 44 DOM
7. 2026-06-09
   days on market $135,000 Active 41 DOM
8. 2026-06-08
   days on market $135,000 Active 40 DOM
9. 2026-06-07
   days on market $135,000 Active 39 DOM
10. 2026-06-04
    days on market $135,000 Active 36 DOM
11. 2026-06-03
    days on market $135,000 Active 35 DOM
12. 2026-06-02
    days on market $135,000 Active 34 DOM
13. 2026-06-01
    days on market $135,000 Active 33 DOM
14. 2026-05-31
    days on market $135,000 Active 32 DOM
15. 2026-04-29
    listed $145,000 Active 444-char remark
16. 2026-04-29
    historical
17. 2026-02-24
    listed $149,990 Active
18. 2025-12-18
    soldstatus
19. 2024-10-08
    historical
20. 2024-04-09
    listed $165,000 Active
21. 2024-01-09
    historical
22. 2023-01-10
    listed $190,000 Active
23. 2023-01-09
    historical
24. 2022-02-08
    historical
25. 2021-12-21
    listed $200,000 Active
26. 2021-06-09
    soldstatus
27. 2021-05-17
    historical
28. 2021-04-28
    listed $119,000 Active
29. 2021-02-05
    soldstatus Sold
30. 2021-02-05
    soldstatus
31. 2021-02-02
    status Pending
32. 2020-12-22
    price $87,000
33. 2020-12-09
    price $89,000
34. 2020-11-18
    price $99,000
35. 2020-10-18
    price $102,000
36. 2020-10-09
    listed $109,000 Active
37. 2020-09-17
    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: $1,932 · $161/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$538/yr (+$45/mo · 27.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥111°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,815
• − Mortgage interest: −$7,562
• − Property taxes: −$1,932
• − Insurance: −$675
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$3,927
• Taxable income: $28
• Est. tax owed @ 24.0%: −$7
• After-tax cash flow: $2,175/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: Columbia-Brazoria ISD
• NCES district ID: 4814670
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 33% ▼ -1.00%
• Median HH income: $57,256
• Composite: 30.23/100
• National rank: #6297
• State rank: #513 of 826 in TX

Livability — Brazoria

• Score: 61/100
• State rank: #1001
• US rank: #17755

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brazoria, TX
• Population (ZIP): 14,548

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 21% Two or more races 15% Black 10%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 13%

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: ▲ 14.41%
• Current HPI: 296.0632
• 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

+23.9% since first listed

24 events — show timeline

• 2026-05-26 Price Changed $135,000 HARMLS
• 2026-04-29 Listing Removed — HARMLS
• 2026-04-29 Listed $145,000 HARMLS
• 2026-02-24 Listed $149,990 HARMLS
• 2025-12-18 Sold (Public Records) — Public Records
• 2024-10-08 Listing Removed — HARMLS
• 2024-04-09 Listed $165,000 HARMLS
• 2024-01-09 Listing Removed — HARMLS
• 2023-01-10 Listed $190,000 HARMLS
• 2023-01-09 Coming Soon — HARMLS
• 2022-02-08 Listing Removed — HARMLS
• 2021-12-21 Listed $200,000 HARMLS
• 2021-06-09 Sold (Public Records) — Public Records
• 2021-05-17 Listing Removed — HARMLS
• 2021-04-28 Listed $119,000 HARMLS
• 2021-02-05 Sold (Public Records) — Public Records
• 2021-02-05 Sold (MLS) — HARMLS
• 2021-02-02 Pending — HARMLS
• 2020-12-22 Price Changed $87,000 HARMLS
• 2020-12-09 Price Changed $89,000 HARMLS
• 2020-11-18 Price Changed $99,000 HARMLS
• 2020-10-18 Price Changed $102,000 HARMLS
• 2020-10-09 Listed $109,000 HARMLS
• 2020-09-17 Sold (Public Records) — Public Records

Property tax history

+13.0%/yr

Latest (2025): $1,932 · +3.5% YoY. Source: county tax records.