1202 Mac Dr · Sweeny, TX 77480

$180,000

3 bd · 1.0 ba · 1,341 sqft · SingleFamily public records · 7 Days on market

Built 1956 0.26 ac lot $134/sqft · 20% below area Est $224k · 20% 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
• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks MLS

This 3-bedroom, 1-bath home sits on a large corner city lot and offers the kind of updates that help first-time buyers move in with confidence. Inside, you’ll find original hardwood floors, warm, inviting colors, and a comfortable layout with plenty of countertop space for everyday living. A cozy fireplace adds character and creates a welcoming place to relax at the end of the day. Big-ticket items are already taken care of, including updated windows, HVAC system, pex plumbing and blown in attic insulation—saving you from costly surprises down the road. Outside, the privacy-fenced backyard and concrete patio offer a great space for pets, gatherings, or simply enjoying your own outdoor space. A 2-car garage adds storage and convenience. Located just one block from the high school and two blocks from the junior high, this home offers a practical in-town location with everyday conveniences close by.

Key facts

• Updated hvac system
• Attic insulation
• Roof replaced

Tags

• UPDATED HVAC SYSTEM
• ATTIC INSULATION
• UPDATED PLUMBING
• ORIGINAL HARDWOOD FLOORS
• ROOF REPLACED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (15.2% below list).
• Recommended offer: $142k (21.0% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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.
• Market conditions: 113 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).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1956 — 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 $142,252 (21.0% 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 1956 — 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. 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: 0.85% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.09%
• DSCR: 0.77
• GRM: 9.8

CMA / ARV

• ARV (median comp): $224,222
• List price: $180,000
• Delta: -21.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 Elm	0.13mi	3/1.0	1,188 (-11%)	4mo	$124,000	$104	71
502 N Holly St	0.47mi	3/2.0	1,294 (-4%)	6mo	$85,000	$66	63
609 Pine St	0.47mi	3/2.0	1,416 (+6%)	6mo	$195,000	$138	60
211 Peach St	0.65mi	3/2.0	1,307 (-2%)	3mo	$169,900	$130	59
503 Sycamore St	0.52mi	3/1.0	1,200 (-10%)	13mo	$140,000	$117	47
212 N Elm St	0.62mi	3/2.0	1,428 (+6%)	12mo	$137,400	$96	46
605 Walnut St	0.59mi	3/2.0	1,390 (+4%)	20mo	$174,000	$125	46
504 Cedar St	0.58mi	3/2.0	1,144 (-15%)	1mo	$126,000	$110	44
907 Brockman St	0.74mi	3/1.0	1,278 (-5%)	18mo	$160,000	$125	42
1110 Estelle St	0.71mi	2/2.0 (-1)	1,260 (-6%)	15mo	$199,900	$159	35

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: 20.7%
• Equity multiple: 2.68×
• Total profit: $84,554
• Equity at exit: $162,158

10-year hold

• IRR: 18.8%
• Equity multiple: 6.16×
• Total profit: $259,962
• Equity at exit: $349,700

Cash invested: $50,400 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,527 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$401 /mo · $4,811/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-214

Break-even live

Break-even rent $1,797

Max offer price $142,252

Occupancy floor —

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 W Ashley Wilson Rd Sweeny, TX	1.0–2.0	1.0–2.0	704	$995	$1.41	24d	1	0.79mi
1102 Avenue C Unit C Sweeny, TX	3.0	2.0	1691	$1,700	$1.01	2d	1	1.13mi
303 Yaupon St Sweeny, TX	3.0	2.0	1642	$1,850	$1.13	44d	1	1.14mi

Listing history 16 events

1. 2026-06-19
   days on market $180,000 Active 7 DOM
2. 2026-06-18
   days on market $180,000 Active 6 DOM
3. 2026-06-17
   days on market $180,000 Active 5 DOM
4. 2026-06-16
   days on market $180,000 Active 4 DOM
5. 2026-06-15
   days on market $180,000 Active 3 DOM
6. 2026-06-12
   remarks 699-char remark
7. 2026-06-12
   pricestatusdays on marketlisting id $180,000 Active 1 DOM
8. 2026-02-06
   price $175,000 930-char remark

   Show marketing remark (930 chars)

   This 3-bedroom, 1-bath home sits on a large corner city lot and offers the kind of updates that help first-time buyers move in with confidence. Inside, you’ll find original hardwood floors, warm, inviting colors, and a comfortable layout with plenty of countertop space for everyday living. A cozy fireplace adds character and creates a welcoming place to relax at the end of the day. Big-ticket items are already taken care of, including updated windows, HVAC system, pex plumbing and blown in attic insulation—saving you from costly surprises down the road. Outside, the privacy-fenced backyard and concrete patio offer a great space for pets, gatherings, or simply enjoying your own outdoor space. A 2-car garage adds storage and convenience. Located just one block from the high school and two blocks from the junior high, this home offers a practical in-town location with everyday conveniences close by.

9. 2026-01-14
   listed $190,000 Active 930-char remark

   Show marketing remark (930 chars)

   This 3-bedroom, 1-bath home sits on a large corner city lot and offers the kind of updates that help first-time buyers move in with confidence. Inside, you’ll find original hardwood floors, warm, inviting colors, and a comfortable layout with plenty of countertop space for everyday living. A cozy fireplace adds character and creates a welcoming place to relax at the end of the day. Big-ticket items are already taken care of, including updated windows, HVAC system, pex plumbing and blown in attic insulation—saving you from costly surprises down the road. Outside, the privacy-fenced backyard and concrete patio offer a great space for pets, gatherings, or simply enjoying your own outdoor space. A 2-car garage adds storage and convenience. Located just one block from the high school and two blocks from the junior high, this home offers a practical in-town location with everyday conveniences close by.

10. 2019-04-25
    soldstatus
11. 2019-04-24
    soldstatus Sold 868-char remark

    Show marketing remark (868 chars)

    Looking for the best location and affordability in Sweeny Texas? Then look no further! This beautiful 3 bedroom home offers many features. Some of the features include: gorgeous original hardwood flooring, freshly painted interior, large kitchen with custom cabinetry and stainless steel backsplash, cozy wood-burning/gas fireplace, new water heater and much more! Looking for outdoor space? The oversized corner lot has enough room for multiple uses and features a backyard sure to wow every guest with its large patio, built in fireplace and greenhouse. This home is located right around the corner from Sweeny High School and Jr. High and has almost immediate access to FM 1459 and HWY 35. Call today for more information and a private showing as this home will not last long! (make sure to see the list of upgrades and improvements attached as a PDF - NO FLOODING)

12. 2019-04-05
    status Pending 868-char remark

    Show marketing remark (868 chars)

    Looking for the best location and affordability in Sweeny Texas? Then look no further! This beautiful 3 bedroom home offers many features. Some of the features include: gorgeous original hardwood flooring, freshly painted interior, large kitchen with custom cabinetry and stainless steel backsplash, cozy wood-burning/gas fireplace, new water heater and much more! Looking for outdoor space? The oversized corner lot has enough room for multiple uses and features a backyard sure to wow every guest with its large patio, built in fireplace and greenhouse. This home is located right around the corner from Sweeny High School and Jr. High and has almost immediate access to FM 1459 and HWY 35. Call today for more information and a private showing as this home will not last long! (make sure to see the list of upgrades and improvements attached as a PDF - NO FLOODING)

13. 2019-03-26
    status Option Pending 868-char remark

    Show marketing remark (868 chars)

    Looking for the best location and affordability in Sweeny Texas? Then look no further! This beautiful 3 bedroom home offers many features. Some of the features include: gorgeous original hardwood flooring, freshly painted interior, large kitchen with custom cabinetry and stainless steel backsplash, cozy wood-burning/gas fireplace, new water heater and much more! Looking for outdoor space? The oversized corner lot has enough room for multiple uses and features a backyard sure to wow every guest with its large patio, built in fireplace and greenhouse. This home is located right around the corner from Sweeny High School and Jr. High and has almost immediate access to FM 1459 and HWY 35. Call today for more information and a private showing as this home will not last long! (make sure to see the list of upgrades and improvements attached as a PDF - NO FLOODING)

14. 2019-03-16
    price $154,999 868-char remark

    Show marketing remark (868 chars)

    Looking for the best location and affordability in Sweeny Texas? Then look no further! This beautiful 3 bedroom home offers many features. Some of the features include: gorgeous original hardwood flooring, freshly painted interior, large kitchen with custom cabinetry and stainless steel backsplash, cozy wood-burning/gas fireplace, new water heater and much more! Looking for outdoor space? The oversized corner lot has enough room for multiple uses and features a backyard sure to wow every guest with its large patio, built in fireplace and greenhouse. This home is located right around the corner from Sweeny High School and Jr. High and has almost immediate access to FM 1459 and HWY 35. Call today for more information and a private showing as this home will not last long! (make sure to see the list of upgrades and improvements attached as a PDF - NO FLOODING)

15. 2019-02-12
    listed $160,000 Active 868-char remark

    Show marketing remark (868 chars)

    Looking for the best location and affordability in Sweeny Texas? Then look no further! This beautiful 3 bedroom home offers many features. Some of the features include: gorgeous original hardwood flooring, freshly painted interior, large kitchen with custom cabinetry and stainless steel backsplash, cozy wood-burning/gas fireplace, new water heater and much more! Looking for outdoor space? The oversized corner lot has enough room for multiple uses and features a backyard sure to wow every guest with its large patio, built in fireplace and greenhouse. This home is located right around the corner from Sweeny High School and Jr. High and has almost immediate access to FM 1459 and HWY 35. Call today for more information and a private showing as this home will not last long! (make sure to see the list of upgrades and improvements attached as a PDF - NO FLOODING)

16. 2011-05-06
    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: $4,811 · $401/mo
• Projected year-2 tax: $4,811 · $401/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 3/10 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: $18,321
• − Mortgage interest: −$10,083
• − Property taxes: −$4,811
• − Insurance: −$900
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$5,236
• Taxable loss: −$5,640
• Est. tax savings @ 24.0%: +$1,354
• After-tax cash flow: $-1,211/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

+9.4% since first listed

9 events — show timeline

• 2026-02-06 Price Changed $175,000 HARMLS
• 2026-01-14 Listed $190,000 HARMLS
• 2019-04-25 Sold (Public Records) — Public Records
• 2019-04-24 Sold (MLS) — HARMLS
• 2019-04-05 Pending — HARMLS
• 2019-03-26 Pending — HARMLS
• 2019-03-16 Price Changed $154,999 HARMLS
• 2019-02-12 Listed $160,000 HARMLS
• 2011-05-06 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $4,811 · +7.4% YoY. Source: county tax records.