507 N Orange St · Sweeny, TX 77480

$80,000

2 bd · 2.0 ba · 980 sqft · SingleFamily public records · 44 Days on market

Built 1948 6,250 sqft lot $82/sqft · 45% below area Est $145k · 45% under

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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 +15.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +7.1/10.0
• DSCR +4.9/10.0
• 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

COZY HOME, CORNER DOUBLE-LOT.... SPACIOUS KITCHEN INCLUDES BREAKFAST/DINING AREA. 2-BEDROOM, 1-BATH, LARGE UTILITY ROOM. ATTIC HAS BEEN FLOORED AND HAS MANY POSSIBILITIES. REALLY GOOD STARTER HOME.

Key facts

• Corner lot
• 6,250 sq ft lot
• Garage

Tags

• OPEN KITCHEN TO LIVING LAYOUT
• CORNER LOT
• SEPARATE GARAGE WORKSHOP
• OUTDOOR ENJOYMENT SPACE

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1948; Pillar/post/pier foundation; One-story (entry level: first floor)
• Construction: Wood siding; Composition roof
• Exterior features: Cleared lot

Interior

• Kitchen: Double oven; Electric range
• Bedrooms: Primary bedroom (first floor); Bedroom (first floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Kitchen/family room combo
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $38 ($456/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($971 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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; 4 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).

Forward outlook

• In year one you build about $9k of equity ($553 loan paydown + $8k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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

• Watch-outs: property tax is 4.1% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1948 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.21% ✓
• Cap rate: 6.86%
• Cash-on-cash: 2.03%
• DSCR: 1.09
• GRM: 6.9

CMA / ARV

• ARV (median comp): $144,892
• List price: $80,000
• Delta: -44.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 N Fig St	0.15mi	2/2.0	1,006 (+3%)	19mo	$190,000	$189	73
1007 Earley St	0.43mi	3/1.5 (+1)	1,007 (+3%)	3mo	$195,000	$194	66
1007 Mac Dr	0.39mi	3/1.0 (+1)	1,024 (+4%)	6mo	$195,000	$190	60
605 Pine St	0.18mi	3/1.0 (+1)	1,028 (+5%)	18mo	$158,000	$154	59
304 N Fig St	0.17mi	3/1.0 (+1)	916 (-6%)	21mo	$125,000	$136	55
603 Avenue A	0.37mi	2/1.0	1,024 (+4%)	24mo	$69,500	$68	51
1002 Old Ocean Ave	0.50mi	3/2.0 (+1)	1,064 (+9%)	16mo	$95,000	$89	44
212 N Oak St	0.25mi	2/1.0	1,120 (+14%)	20mo	$147,500	$132	44
1210 Avenue A	0.74mi	2/2.0	1,058 (+8%)	15mo	$165,000	$156	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 25.8%
• Equity multiple: 3.06×
• Total profit: $46,111
• Equity at exit: $72,070

10-year hold

• IRR: 22.7%
• Equity multiple: 6.99×
• Total profit: $134,132
• Equity at exit: $155,422

Cash invested: $22,400 (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: 6.9×

Monthly cashflow live

• Estimated rent: $971 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$276 /mo · $3,316/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $38

Break-even live

Break-even rent $923

Max offer price $80,000

Occupancy floor 91%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 E Ashley Wilson Rd Sweeny, TX	2.0	1.0	650	$950	$1.46	3d	1	0.61mi
301 E Ashley Wilson Rd Sweeny, TX	2.0	1.0	650	$950	$1.46	24d	1	0.61mi
307 E Ashley-Wilson Rd Sweeny, TX	2.0	1.0	650	$1,000	$1.54	24d	1	0.63mi
1000 W Ashley Wilson Rd Sweeny, TX	1.0–2.0	1.0–2.0	704	$995	$1.41	24d	1	1.11mi

Listing history 23 events

1. 2026-06-19
   days on market $80,000 Active 44 DOM
2. 2026-06-18
   days on market $80,000 Active 43 DOM
3. 2026-06-17
   days on market $80,000 Active 42 DOM
4. 2026-06-16
   days on market $80,000 Active 41 DOM
5. 2026-06-15
   days on market $80,000 Active 40 DOM
6. 2026-06-14
   days on market $80,000 Active 38 DOM
7. 2026-06-12
   days on market $80,000 Active 37 DOM
8. 2026-06-09
   days on market $80,000 Active 34 DOM
9. 2026-06-08
   days on market $80,000 Active 33 DOM
10. 2026-06-07
    days on market $80,000 Active 32 DOM
11. 2026-06-07
    days on market $80,000 Active 31 DOM
12. 2026-06-03
    days on market $80,000 Active 28 DOM
13. 2026-06-02
    days on market $80,000 Active 27 DOM
14. 2026-06-01
    days on market $80,000 Active 26 DOM
15. 2026-05-31
    days on market $80,000 Active 25 DOM
16. 2026-05-30
    days on market $80,000 Active 24 DOM
17. 2026-05-06
    listed $80,000 Active 885-char remark
18. 2023-04-06
    soldstatus
19. 2011-06-03
    soldstatus
20. 2011-06-02
    soldstatus 201-char remark

    Show marketing remark (201 chars)

    COZY HOME, CORNER DOUBLE-LOT.... SPACIOUS KITCHEN INCLUDES BREAKFAST/DINING AREA. 2-BEDROOM, 1-BATH, LARGE UTILITY ROOM. ATTIC HAS BEEN FLOORED AND HAS MANY POSSIBILITIES. REALLY GOOD STARTER HOME.

21. 2011-04-28
    historical 201-char remark

    Show marketing remark (201 chars)

    COZY HOME, CORNER DOUBLE-LOT.... SPACIOUS KITCHEN INCLUDES BREAKFAST/DINING AREA. 2-BEDROOM, 1-BATH, LARGE UTILITY ROOM. ATTIC HAS BEEN FLOORED AND HAS MANY POSSIBILITIES. REALLY GOOD STARTER HOME.

22. 2011-04-18
    listed $53,900 201-char remark

    Show marketing remark (201 chars)

    COZY HOME, CORNER DOUBLE-LOT.... SPACIOUS KITCHEN INCLUDES BREAKFAST/DINING AREA. 2-BEDROOM, 1-BATH, LARGE UTILITY ROOM. ATTIC HAS BEEN FLOORED AND HAS MANY POSSIBILITIES. REALLY GOOD STARTER HOME.

23. 2003-07-02
    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: $3,316 · $276/mo
• Projected year-2 tax: $3,316 · $276/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 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: $11,652
• − Mortgage interest: −$4,481
• − Property taxes: −$3,316
• − Insurance: −$400
• − Repairs & maintenance: −$932
• − Management: −$932
• − Depreciation: −$2,327
• Taxable loss: −$736
• Est. tax savings @ 24.0%: +$177
• After-tax cash flow: $632/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

+48.4% since first listed

7 events — show timeline

• 2026-05-06 Listed $80,000 HARMLS
• 2023-04-06 Sold (Public Records) — Public Records
• 2011-06-03 Sold (Public Records) — Public Records
• 2011-06-02 Sold (MLS) — HARMLS
• 2011-04-28 Listing Removed — HARMLS
• 2011-04-18 Listed $53,900 HARMLS
• 2003-07-02 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $3,316 · +19.1% YoY. Source: county tax records.