16322 1st St · Rosharon, TX 77583

$70,000

2 bd · 2.0 ba · 660 sqft · SingleFamily public records · 169 Days on market

Built 1940 7,000 sqft lot

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 16322 1st St, a property brimming with potential in a prime location in Rosharon, TX. This charming home is situated in a desirable neighborhood, offering easy access to local amenities, schools, and parks, making it an ideal choice for those looking to invest in a vibrant community. While the home requires significant TLC, it presents an excellent opportunity for buyers with a vision. The open-concept layout provides a spacious canvas for you to create your dream living space. The living area is inviting and offers plenty of room for entertaining or relaxing with family. The kitchen, though in need of updates, has ample space and potential for modern enhancements. With multiple bedrooms ready to be transformed, this home can become the perfect retreat for you and your loved ones. Step outside to discover a generous backyard that offers plenty of room for outdoor activities and gatherings. The prime location allows you to enjoy the tranquility of suburban living while being just moments away from essential services and recreational options. Don't miss this chance to turn this diamond in the rough into your dream home at 16322 1st St. With some creativity and effort, you can unlock the true potential of this property and make it your own! For all sales inquiries contact Felipe Solorio 832-362-8984

Key facts

• Prime location
• Open-concept layout
• Generous backyard

Tags

• PRIME LOCATION
• DESIRABLE NEIGHBORHOOD
• EASY ACCESS TO LOCAL AMENITIES
• OPEN-CONCEPT LAYOUT
• GENEROUS BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#701 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Angleton ISD (suburban): math 36% / reading 44% proficiency, ranked #375 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Frontier El (math 66% / reading 58%, grade B, #321 of 4,322 statewide, top 8%, 445 students, 53% FRL); Angleton J H School (math 26% / reading 41%, grade F, #911 of 1,662 statewide, top 56%, 1,561 students, 68% FRL); Angleton H S (math 22% / reading 45%, grade F, #1,011 of 1,632 statewide, top 63%, 2,066 students, 67% FRL).
• Market conditions: Rents flat; 1148 active listings in the ZIP; high-income renter base; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).
• This rent is only 16% of the median local income ($119k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.23% ✓
• Cap rate: 20.24%
• Cash-on-cash: 49.81%
• DSCR: 3.22
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 44.7%
• Equity multiple: 2.86×
• Total profit: $36,535
• Equity at exit: $10,437

10-year hold

• IRR: 49.5%
• Equity multiple: 5.24×
• Total profit: $83,166
• Equity at exit: $6,052

Cash invested: $19,600 (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 77583

• Rents YoY: 0.4%
• Active inventory: 1148
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,564 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$26 /mo · $312/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $814

Break-even live

Break-even rent $534

Max offer price $70,000

Occupancy floor 43%

Sensitivity live

Price	-10% $853	-5% $833	+0% $814	+5% $794	+10% $774
Rent	-10% $690	-5% $752	+0% $814	+5% $875	+10% $937
Rate	-1.0pp $849	-0.5pp $831	base $814	+0.5pp $796	+1.0pp $777

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-03
   days on market $70,000 Active 169 DOM
2. 2026-06-02
   days on market $70,000 Active 168 DOM
3. 2026-06-01
   days on market $70,000 Active 167 DOM
4. 2026-05-31
   days on market $70,000 Active 166 DOM
5. 2026-03-13
   soldstatus
6. 2025-12-16
   listed $70,000 Active 1329-char remark

   Show marketing remark (1329 chars)

   Welcome to 16322 1st St, a property brimming with potential in a prime location in Rosharon, TX. This charming home is situated in a desirable neighborhood, offering easy access to local amenities, schools, and parks, making it an ideal choice for those looking to invest in a vibrant community. While the home requires significant TLC, it presents an excellent opportunity for buyers with a vision. The open-concept layout provides a spacious canvas for you to create your dream living space. The living area is inviting and offers plenty of room for entertaining or relaxing with family. The kitchen, though in need of updates, has ample space and potential for modern enhancements. With multiple bedrooms ready to be transformed, this home can become the perfect retreat for you and your loved ones. Step outside to discover a generous backyard that offers plenty of room for outdoor activities and gatherings. The prime location allows you to enjoy the tranquility of suburban living while being just moments away from essential services and recreational options. Don't miss this chance to turn this diamond in the rough into your dream home at 16322 1st St. With some creativity and effort, you can unlock the true potential of this property and make it your own! For all sales inquiries contact Felipe Solorio 832-362-8984

7. 1997-08-12
   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: $312 · $26/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$969/yr (+$81/mo · 310.6%)

ⓘ 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 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 23 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: $18,773
• − Mortgage interest: −$3,921
• − Property taxes: −$312
• − Insurance: −$350
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$2,036
• Taxable income: $9,150
• Est. tax owed @ 24.0%: −$2,196
• After-tax cash flow: $7,568/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: Angleton ISD
• NCES district ID: 4808310
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $55,670
• Composite: 35.01/100
• National rank: #5046
• State rank: #375 of 826 in TX

Livability — Rosharon

• Score: 65/100
• State rank: #701
• US rank: #13120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosharon, TX
• County: Brazoria County · 374,982 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 52,747
• Household income: $119,287
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 251.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 38% Black 34% White 20% Two or more races 18% Asian 5%
• Hispanic origin (detail): Mexican 31% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 16% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 28% Other Asian/Pacific 2% Vietnamese 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: ▼ -120.19%
• Current HPI: 198.6559
• Rent YoY: ▲ 0.44%
• 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

3 events — show timeline

• 2026-03-13 Sold (Public Records) — Public Records
• 2025-12-16 Listed $70,000 ForSaleByOwner.com
• 1997-08-12 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $312 · +18.7% YoY. Source: county tax records.