2714 Westfield St · Alvin, TX 77511

$219,900

4 bd · 2.0 ba · 1,617 sqft · SingleFamily public records · 27 Days on market

Built 1974 0.27 ac lot Est $280k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +13.1/30.0
• 1% rule +4.7/10.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SUPER CUTE HOME IN POPULAR ESTABLISHED NEIGHBORHOOD! THIS 4 BEDROOM, 2 BATH, 2 CAR GARAGE HOME BOASTS A FAMILY ROOM W/ VAULTED CEILING, LAMINATE FLOORING, NEW PAINT & FIREPLACE! KITCHEN/BREAKFAST AREA OFFERS FORMICA COUNTERTOPS, TILE FLOORING & WINDOW OVERLOOKING SCREENED PATIO! ALL 4 BEDROOMS ARE NICE SIZE WITH NEW PAINT & CARPET! MASTER BATHROOM HAS HIS & HER CLOSETS WITH TILED TUB/SHOWER! AN ADDITIONAL COVERED PATIO ADDS TO THE BIG POOL SIZED FENCED BACKYARD! COME CHECK OUT TODAY, WON'T LAST!!

Key facts

• Large backyard
• No back neighbors
• 30 amp service

Tags

• OVERSIZED RESIDENTIAL LOT
• LARGE BACKYARD
• NO BACK NEIGHBORS
• AMPLE OFF-STREET PARKING
• RV HOOKUPS
• 30 AMP SERVICE

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (all main rooms listed on the first floor)
• Construction: Brick construction; Built in 1974; Composition roof; Slab foundation
• Exterior features: Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Primary bedroom on the first floor; Additional bedrooms on the first floor
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One fireplace; Seller provided disclosure available

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-10 ($-119/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (2.7% below list).
• Recommended offer: $214k (2.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.7% in Alvin — 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 65/100 on livability (#704 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Alvin ISD (suburban): math 39% / reading 48% proficiency, ranked #255 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alvin H S (math 35% / reading 48%, grade F, #767 of 1,632 statewide, top 47%, 2,821 students, 65% FRL) — zoned schools average 65% FRL vs 48% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 589 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).
• This rent runs 34% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 27 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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: 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 $213,879 (2.7% 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. Built in 1974 — 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 D-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. 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: 0.97% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $279,741
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2605 Perry Ln	0.19mi	3/2.0 (-1)	1,609 (-0%)	9mo	$252,900	$157	78
2604 Westfield St	0.18mi	3/2.0 (-1)	1,572 (-3%)	7mo	$279,900	$178	76
3210 Deer Trail Dr	0.46mi	3/2.0 (-1)	1,666 (+3%)	0mo	$274,999	$165	68
1913 Grace St	0.42mi	3/2.0 (-1)	1,665 (+3%)	3mo	$289,900	$174	68
3425 Stevenwood Ln	0.53mi	3/2.0 (-1)	1,664 (+3%)	1mo	$299,500	$180	65
2609 Quail Run Dr	0.52mi	3/2.0 (-1)	1,590 (-2%)	5mo	$285,000	$179	63
2514 Westfield St	0.24mi	3/2.0 (-1)	1,436 (-11%)	4mo	$283,000	$197	62
3206 Deer Trail Dr	0.45mi	3/2.0 (-1)	1,736 (+7%)	2mo	$279,000	$161	60
2930 Community Dr	0.57mi	4/2.0	1,774 (+10%)	1mo	$284,000	$160	56
3005 Quail Run Dr	0.58mi	3/2.0 (-1)	1,754 (+8%)	9mo	$269,900	$154	47
3302 Deer Trail Dr	0.46mi	3/2.0 (-1)	1,824 (+13%)	11mo	$279,900	$153	43
2707 Stadium Dr	0.61mi	3/1.0 (-1)	1,439 (-11%)	7mo	$249,000	$173	38

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 · 1.87% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-38,528
• Equity at exit: $32,788

10-year hold

• IRR: -12.6%
• Equity multiple: 0.29×
• Total profit: $-43,429
• Equity at exit: $19,013

Cash invested: $61,572 (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 77511

• Home prices YoY: -18.6%
• Rents YoY: 1.9%
• Active inventory: 589
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,139 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$455 /mo · $5,457/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-10

Break-even live

Break-even rent $2,151

Max offer price $218,146

Occupancy floor 95%

Sensitivity live

Price	-10% $115	-5% $52	+0% $-10	+5% $-72	+10% $-134
Rent	-10% $-179	-5% $-94	+0% $-10	+5% $75	+10% $159
Rate	-1.0pp $101	-0.5pp $46	base $-10	+0.5pp $-67	+1.0pp $-125

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 Pinto Pass Alvin, TX	4.0	2.5	2131	$2,400	$1.13	44d	1	1.31mi
13298 County Road 190 Alvin, TX	3.0	1.0	1100	$1,800	$1.64	24d	1	1.47mi
13304 County Road 190 Alvin, TX	3.0	1.0	1100	$1,800	$1.64	15d	1	1.48mi

Listing history 15 events

1. 2026-05-17
   status Pending
2. 2026-05-15
   status Pending
3. 2026-05-10
   status Pending
4. 2026-04-30
   status Pending
5. 2026-04-13
   listed $219,900 Active
6. 2026-02-02
   historical
7. 2026-01-09
   price $229,000
8. 2025-10-02
   price $255,000
9. 2025-09-09
   listed $269,000 Active
10. 2016-10-04
    soldstatus
11. 2016-09-30
    soldstatus Sold 525-char remark

    Show marketing remark (525 chars)

    SUPER CUTE HOME IN POPULAR ESTABLISHED NEIGHBORHOOD! THIS 4 BEDROOM, 2 BATH, 2 CAR GARAGE HOME BOASTS A FAMILY ROOM W/ VAULTED CEILING, LAMINATE FLOORING, NEW PAINT & FIREPLACE! KITCHEN/BREAKFAST AREA OFFERS FORMICA COUNTERTOPS, TILE FLOORING & WINDOW OVERLOOKING SCREENED PATIO! ALL 4 BEDROOMS ARE NICE SIZE WITH NEW PAINT & CARPET! MASTER BATHROOM HAS HIS & HER CLOSETS WITH TILED TUB/SHOWER! AN ADDITIONAL COVERED PATIO ADDS TO THE BIG POOL SIZED FENCED BACKYARD! COME CHECK OUT TODAY, WON'T LAST!!

12. 2016-08-30
    status Pending 525-char remark

    Show marketing remark (525 chars)

    SUPER CUTE HOME IN POPULAR ESTABLISHED NEIGHBORHOOD! THIS 4 BEDROOM, 2 BATH, 2 CAR GARAGE HOME BOASTS A FAMILY ROOM W/ VAULTED CEILING, LAMINATE FLOORING, NEW PAINT & FIREPLACE! KITCHEN/BREAKFAST AREA OFFERS FORMICA COUNTERTOPS, TILE FLOORING & WINDOW OVERLOOKING SCREENED PATIO! ALL 4 BEDROOMS ARE NICE SIZE WITH NEW PAINT & CARPET! MASTER BATHROOM HAS HIS & HER CLOSETS WITH TILED TUB/SHOWER! AN ADDITIONAL COVERED PATIO ADDS TO THE BIG POOL SIZED FENCED BACKYARD! COME CHECK OUT TODAY, WON'T LAST!!

13. 2016-08-17
    status Option Pending 525-char remark

    Show marketing remark (525 chars)

    SUPER CUTE HOME IN POPULAR ESTABLISHED NEIGHBORHOOD! THIS 4 BEDROOM, 2 BATH, 2 CAR GARAGE HOME BOASTS A FAMILY ROOM W/ VAULTED CEILING, LAMINATE FLOORING, NEW PAINT & FIREPLACE! KITCHEN/BREAKFAST AREA OFFERS FORMICA COUNTERTOPS, TILE FLOORING & WINDOW OVERLOOKING SCREENED PATIO! ALL 4 BEDROOMS ARE NICE SIZE WITH NEW PAINT & CARPET! MASTER BATHROOM HAS HIS & HER CLOSETS WITH TILED TUB/SHOWER! AN ADDITIONAL COVERED PATIO ADDS TO THE BIG POOL SIZED FENCED BACKYARD! COME CHECK OUT TODAY, WON'T LAST!!

14. 2016-08-06
    listed $159,900 Active 525-char remark

    Show marketing remark (525 chars)

    SUPER CUTE HOME IN POPULAR ESTABLISHED NEIGHBORHOOD! THIS 4 BEDROOM, 2 BATH, 2 CAR GARAGE HOME BOASTS A FAMILY ROOM W/ VAULTED CEILING, LAMINATE FLOORING, NEW PAINT & FIREPLACE! KITCHEN/BREAKFAST AREA OFFERS FORMICA COUNTERTOPS, TILE FLOORING & WINDOW OVERLOOKING SCREENED PATIO! ALL 4 BEDROOMS ARE NICE SIZE WITH NEW PAINT & CARPET! MASTER BATHROOM HAS HIS & HER CLOSETS WITH TILED TUB/SHOWER! AN ADDITIONAL COVERED PATIO ADDS TO THE BIG POOL SIZED FENCED BACKYARD! COME CHECK OUT TODAY, WON'T LAST!!

15. 2007-12-18
    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: $5,457 · $455/mo
• Projected year-2 tax: $5,457 · $455/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 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: $25,665
• − Mortgage interest: −$12,318
• − Property taxes: −$5,457
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − Depreciation: −$6,397
• Taxable loss: −$3,713
• Est. tax savings @ 24.0%: +$891
• After-tax cash flow: $772/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: Alvin ISD
• NCES district ID: 4808090
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $66,740
• Composite: 38.96/100
• National rank: #4080
• State rank: #255 of 826 in TX

Livability — Alvin

• Score: 65/100
• State rank: #704
• US rank: #13148

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alvin, TX
• County: Brazoria County · 374,982 people
• City population: 51,892
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 51,892
• Household income: $74,939
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 923.0

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 0.58)
• Race & ethnicity: White 50% Hispanic / Latino 41% Two or more races 21% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 1%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 71% English-only · Spanish 27% Other Asian/Pacific 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: ▼ -63.72%
• Current HPI: 278.5745
• Rent YoY: ▲ 1.87%
• 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

+37.5% since first listed

15 events — show timeline

• 2026-05-17 Pending — HARMLS
• 2026-05-15 Pending — HARMLS
• 2026-05-10 Pending — HARMLS
• 2026-04-30 Pending — HARMLS
• 2026-04-13 Listed $219,900 HARMLS
• 2026-02-02 Listing Removed — HARMLS
• 2026-01-09 Price Changed $229,000 HARMLS
• 2025-10-02 Price Changed $255,000 HARMLS
• 2025-09-09 Listed $269,000 HARMLS
• 2016-10-04 Sold (Public Records) — Public Records
• 2016-09-30 Sold (MLS) — HARMLS
• 2016-08-30 Pending — HARMLS
• 2016-08-17 Pending — HARMLS
• 2016-08-06 Listed $159,900 HARMLS
• 2007-12-18 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $5,457 · +0.5% YoY. Source: county tax records.