821 Robertson St · Clute, TX 77531

$155,000

3 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 97 Days on market

Built 1961 0.27 ac lot $111/sqft · at area comps Est $168k · 8% 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 +11.0/15.0
• Cash flow +8.0/30.0
• Appreciation +7.5/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

So much to love in this recently remodeled 3 bed/2 full bath home! Get a great price on this lovely home with beautiful finishes & all the heavy lifting already done! NEW ROOF & PEX PIPES! You will love the privacy on this 1/4 acre lot nestled at the end of Robertson Street - no side neighbors and extra parking! Large Primary suite with walk in closet and full bath with walk in shower! Kitchen has updated cabinets and granite counters. Laundry room has extra storage space. Check out the 360 Virtual Tour Link!

Key facts

• Extra parking
• Pex pipes
• Updated cabinets

Tags

• NEW ROOF
• PEX PIPES
• 1/4 ACRE LOT
• EXTRA PARKING
• UPDATED CABINETS
• GRANITE COUNTERS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (25.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (24.1% below list).
• Recommended offer: $116k (25.2% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ($1k loan paydown + $8k appreciation (4.9% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,865 (25.2% 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 97 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.29%
• DSCR: 0.81
• GRM: 11.0

CMA / ARV

• ARV (median comp): $167,998
• List price: $155,000
• Delta: -7.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Sealy St	0.21mi	3/2.0	1,513 (+9%)	9mo	$299,900	$198	64
216 N Shady Oaks St	0.74mi	3/1.0	1,278 (-8%)	1mo	$175,000	$137	51
134 E Bernard St	0.73mi	3/2.0	1,287 (-8%)	1mo	$350,000	$272	48
228 Hargett St	0.60mi	3/2.0	1,484 (+7%)	12mo	$169,900	$114	47
131 E Bernard	0.72mi	3/1.0	1,321 (-5%)	18mo	$110,000	$83	43
623 West St	0.42mi	3/2.0	1,250 (-10%)	22mo	$159,500	$128	41
129 Smith St	0.59mi	3/2.0	1,289 (-7%)	21mo	$279,900	$217	39
133 W Pecan Ln	0.54mi	2/2.0 (-1)	1,260 (-10%)	16mo	$113,000	$90	37
341 W Marion St	0.59mi	3/1.0	1,186 (-15%)	15mo	$115,000	$97	35
117 Talisman St	0.70mi	4/2.0 (+1)	1,580 (+14%)	3mo	$234,000	$148	33
133 Spruce St	0.73mi	3/2.0	1,502 (+8%)	21mo	$219,900	$146	32

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

Projected returns pro-forma

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

5-year hold

• IRR: 7.6%
• Equity multiple: 1.49×
• Total profit: $21,062
• Equity at exit: $87,176

10-year hold

• IRR: 9.6%
• Equity multiple: 2.76×
• Total profit: $76,323
• Equity at exit: $149,911

Cash invested: $43,400 (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 77531

• Home prices YoY: 1.6%
• Active inventory: 115
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,177 high
• Mortgage (P&I): −$813
• Tax from tax record: −$207 /mo · $2,487/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-222

Break-even live

Break-even rent $1,457

Max offer price $115,865

Occupancy floor —

Sensitivity live

Price	-10% $-134	-5% $-178	+0% $-222	+5% $-265	+10% $-309
Rent	-10% $-314	-5% $-268	+0% $-222	+5% $-175	+10% $-129
Rate	-1.0pp $-143	-0.5pp $-182	base $-222	+0.5pp $-262	+1.0pp $-303

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Dixie Dr Clute, TX	1.0–2.0	1.0–2.0	800	$930	$1.16	0d	22	0.26mi
420 Garland Dr Unit 506 Downstairs W/D Lake Jackson, TX	2.0	2.0	960	$995	$1.04	6d	1	0.59mi
510 Texas 288 Frontage Rd Clute, TX	3.0	2.0	1230	$1,705	$1.39	45d	1	1.11mi
6 Brazoswood Dr Clute, TX	3.0	2.0	1167	$1,300	$1.11	45d	1	1.18mi
261 Brazoswood Dr Clute, TX	2.0	1.0	884	$1,079	$1.22	45d	1	1.23mi
906 Old Angleton Rd Clute, TX	3.0	1.0	1344	$1,550	$1.15	45d	1	1.29mi
401 Lakeview Dr Clute, TX	1.0–2.0	1.0	808	$944	$1.17	0d	6	1.36mi
133 Plantation Dr W Lake Jackson, TX	2.0	2.0	1070	$1,149	$1.07	45d	1	1.38mi
106 Cactus St Lake Jackson, TX	2.0	2.0	1104	$1,496	$1.36	45d	1	1.47mi

Listing history 18 events

1. 2026-06-04
   status $155,000 Pending 97 DOM
2. 2026-06-03
   days on market $155,000 Active 97 DOM
3. 2026-06-02
   days on market $155,000 Active 96 DOM
4. 2026-06-01
   days on market $155,000 Active 95 DOM
5. 2026-05-31
   days on market $155,000 Active 94 DOM
6. 2026-04-06
   price $159,900 522-char remark

   Show marketing remark (522 chars)

   So much to love in this recently remodeled 3 bed/2 full bath home! Get a great price on this lovely home with beautiful finishes & all the heavy lifting already done! NEW ROOF & PEX PIPES! You will love the privacy on this 1/4 acre lot nestled at the end of Robertson Street - no side neighbors and extra parking! Large Primary suite with walk in closet and full bath with walk in shower! Kitchen has updated cabinets and granite counters. Laundry room has extra storage space. Check out the 360 Virtual Tour Link!

7. 2026-03-27
   price $164,900 522-char remark

   Show marketing remark (522 chars)

   So much to love in this recently remodeled 3 bed/2 full bath home! Get a great price on this lovely home with beautiful finishes & all the heavy lifting already done! NEW ROOF & PEX PIPES! You will love the privacy on this 1/4 acre lot nestled at the end of Robertson Street - no side neighbors and extra parking! Large Primary suite with walk in closet and full bath with walk in shower! Kitchen has updated cabinets and granite counters. Laundry room has extra storage space. Check out the 360 Virtual Tour Link!

8. 2026-03-18
   price $169,900 522-char remark

   Show marketing remark (522 chars)

   So much to love in this recently remodeled 3 bed/2 full bath home! Get a great price on this lovely home with beautiful finishes & all the heavy lifting already done! NEW ROOF & PEX PIPES! You will love the privacy on this 1/4 acre lot nestled at the end of Robertson Street - no side neighbors and extra parking! Large Primary suite with walk in closet and full bath with walk in shower! Kitchen has updated cabinets and granite counters. Laundry room has extra storage space. Check out the 360 Virtual Tour Link!

9. 2026-03-09
   price $174,900 522-char remark

   Show marketing remark (522 chars)

   So much to love in this recently remodeled 3 bed/2 full bath home! Get a great price on this lovely home with beautiful finishes & all the heavy lifting already done! NEW ROOF & PEX PIPES! You will love the privacy on this 1/4 acre lot nestled at the end of Robertson Street - no side neighbors and extra parking! Large Primary suite with walk in closet and full bath with walk in shower! Kitchen has updated cabinets and granite counters. Laundry room has extra storage space. Check out the 360 Virtual Tour Link!

10. 2026-02-26
    listed $179,900 Active 522-char remark

    Show marketing remark (522 chars)

    So much to love in this recently remodeled 3 bed/2 full bath home! Get a great price on this lovely home with beautiful finishes & all the heavy lifting already done! NEW ROOF & PEX PIPES! You will love the privacy on this 1/4 acre lot nestled at the end of Robertson Street - no side neighbors and extra parking! Large Primary suite with walk in closet and full bath with walk in shower! Kitchen has updated cabinets and granite counters. Laundry room has extra storage space. Check out the 360 Virtual Tour Link!

11. 2024-01-30
    historical $1,450
12. 2024-01-20
    price $1,450
13. 2024-01-09
    listed $1,500
14. 2023-10-02
    soldstatus
15. 2008-07-23
    soldstatus
16. 2008-06-27
    historical
17. 2008-01-25
    listed $39,200
18. 2007-10-11
    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: $2,487 · $207/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$349/yr (+$29/mo · 14.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 59% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥115°F today · 26 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: $14,121
• − Mortgage interest: −$8,682
• − Property taxes: −$2,487
• − Insurance: −$1,572
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$4,509
• Taxable loss: −$5,390
• Est. tax savings @ 24.0%: +$1,294
• After-tax cash flow: $-1,365/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

+307.9% since first listed

13 events — show timeline

• 2026-04-06 Price Changed $159,900 HARMLS
• 2026-03-27 Price Changed $164,900 HARMLS
• 2026-03-18 Price Changed $169,900 HARMLS
• 2026-03-09 Price Changed $174,900 HARMLS
• 2026-02-26 Listed $179,900 HARMLS
• 2024-01-30 Rental Removed $1,450 Avail
• 2024-01-20 Price Changed $1,450 Avail
• 2024-01-09 Listed for Rent $1,500 Avail
• 2023-10-02 Sold (Public Records) — Public Records
• 2008-07-23 Sold (Public Records) — Public Records
• 2008-06-27 Listing Removed — HARMLS
• 2008-01-25 Listed $39,200 HARMLS
• 2007-10-11 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,487 · -2.6% YoY. Source: county tax records.