10001 County Road 941a · Alvin, TX 77511

$169,900

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 17 Days on market

Built 1984 0.78 ac lot

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.8/10.0
• 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

1232 Sq ft 3 bedroom 2 bathroom home looking for some tlc on 33977 Sq ft lot, .78 Acres right on County Road 941A, Alvin manvel Rd. Unrestricted land, commercial/residential with road access in front and rear. Carport, storage shed. Well and Septic so no high water bills. Storage container was converted to bedroom apt and will stay with property. Come take a tour today!!

Key facts

• 0.78 acre lot
• Parking
• Built 1984

Property features AI

Finance

• Other: Owner is the listing agent (disclosure)

Exterior

• Parking: Detached carport; One carport space
• Utilities: Well water; Septic tank sewer
• Home design: Residential property; Faces east; Built in 1984
• Construction: Block foundation; Composition roof; Construction materials listed as unknown
• Exterior features: Corner lot; Cleared lot; Asphalt road access

Interior

• Kitchen: Breakfast bar (kitchen feature)
• Bedrooms: Three bedrooms (all on the first floor); Primary bedroom on the first floor, approx. 12 x 12; Two additional first-floor bedrooms, each approx. 10 x 10
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (2.2% below list).
• Recommended offer: $166k (2.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: Melba Passmore El (math 31% / reading 36%, grade F, #2,174 of 4,322 statewide, top 51%, 612 students, 75% FRL); Alvin H S (math 35% / reading 48%, grade F, #767 of 1,632 statewide, top 47%, 2,821 students, 65% FRL) — zoned schools average 70% FRL vs 48% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 598 active listings in the ZIP; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 17 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,150 (2.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.49%
• DSCR: 1.24
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.87% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-15,550
• Equity at exit: $25,333

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-3,268
• Equity at exit: $14,690

Cash invested: $47,572 (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: 598
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,662 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$133 /mo · $1,596/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $218

Break-even live

Break-even rent $1,386

Max offer price $169,900

Occupancy floor 82%

Sensitivity live

Price	-10% $314	-5% $266	+0% $218	+5% $170	+10% $122
Rent	-10% $87	-5% $152	+0% $218	+5% $283	+10% $349
Rate	-1.0pp $303	-0.5pp $261	base $218	+0.5pp $174	+1.0pp $129

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $169,900 Active 17 DOM
2. 2026-06-18
   price $169,900 Active 14 DOM
3. 2026-06-18
   days on market $179,900 Active 14 DOM
4. 2026-06-17
   days on market $179,900 Active 13 DOM
5. 2026-06-16
   days on market $179,900 Active 12 DOM
6. 2026-06-15
   days on market $179,900 Active 11 DOM
7. 2026-06-13
   days on market $179,900 Active 9 DOM
8. 2026-06-13
   pricedays on market $179,900 Active 8 DOM
9. 2026-06-09
   days on market $189,900 Active 5 DOM
10. 2026-06-08
    days on market $189,900 Active 4 DOM
11. 2026-06-07
    remarks 373-char remark
12. 2026-06-07
    listed $189,900 Active 3 DOM

ⓘ 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: $1,596 · $133/mo
• Projected year-2 tax: $3,109 · $259/mo
• Expected delta: +$1,513/yr (+$126/mo · 94.8%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 5% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $19,938
• − Mortgage interest: −$9,517
• − Property taxes: −$1,596
• − Insurance: −$850
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$4,943
• Taxable loss: −$157
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $2,651/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

• 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

+197.2% since first listed

4 events — show timeline

• 2026-06-04 Listed $189,900 HARMLS
• 2015-03-16 Sold (Public Records) — Public Records
• 2005-06-28 Listing Removed — HARMLS
• 2004-07-21 Listed $63,900 HARMLS

Property tax history

+7.1%/yr

Latest (2025): $1,596 · +48.9% YoY. Source: county tax records.