927 W 10th St · Freeport, TX 77541

$1,300

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 1 Days on market

Built 1955 6,098 sqft lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 6,098 sq ft lot
• Built 1955

Property features AI

Finance

• Financial info: Lease considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1955; Single-story (entry at first level); Slab foundation
• Construction: Cement siding construction
• Exterior features: Lot approximately 0.14 acres; Lot features: Other

Interior

• Bedrooms: Bedroom on the first level (10 x 10)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: 3 total rooms

🏷️ Possibly a rental listed for sale. The $1,300 price doesn't fit this home's estimated sale value (~$145,200) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1k).
• Cap rate 940.2% vs local median 3.8% in Freeport — 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 58/100 on livability (#1,205 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute 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.
• Zoned schools: Freeport El (579 students, 89% FRL); O'Hara Lanier Middle (math 41% / reading 29%, grade F, #842 of 1,662 statewide, top 51%, 340 students, 92% FRL); Brazosport H S (math 40% / reading 27%, grade F, #1,011 of 1,632 statewide, top 63%, 948 students, 78% FRL) — zoned schools average 86% FRL vs 53% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 592 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $9 of loan paydown is wiped out by about $39 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 + 3.0% rent growth), your $364 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,300

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 99.38% ✓
• Cap rate: 940.15%
• Cash-on-cash: 3335.21%
• DSCR: 149.40
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $145,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
726 W 6th St	0.34mi	3/1.0	988 (-10%)	2mo	$99,000	$100	66
722 W 6th St	0.34mi	3/1.0	980 (-11%)	0mo	$85,000	$87	66
1130 W Broad St	0.52mi	2/1.0 (-1)	1,122 (+2%)	4mo	$147,500	$131	64
1314 W 4th St	0.52mi	3/2.0	1,096 (-0%)	10mo	$199,500	$182	63
502 W 6th St	0.50mi	3/1.5	1,137 (+3%)	10mo	$175,000	$154	61
806 W 4th St	0.44mi	3/1.5	1,032 (-6%)	9mo	$150,000	$145	60
1510 W 11th St	0.48mi	3/1.5	1,201 (+9%)	2mo	$159,000	$132	58
1623 W 6th St	0.64mi	3/2.0	1,172 (+6%)	1mo	$174,000	$148	54
1127 W 4th St	0.42mi	2/1.0 (-1)	976 (-11%)	3mo	$49,900	$51	54
1318 W 5th St	0.47mi	2/1.0 (-1)	1,211 (+10%)	5mo	$82,500	$68	52
1531 W 8th St	0.53mi	3/2.0	945 (-14%)	8mo	$74,900	$79	41
522 W Broad St	0.61mi	3/2.0	1,250 (+14%)	10mo	$177,500	$142	36

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

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 103.58×
• Total profit: $37,339
• Equity at exit: $194

10-year hold

• IRR: —
• Equity multiple: 225.30×
• Total profit: $81,646
• Equity at exit: $112

Cash invested: $364 (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 77541

• Home prices YoY: -29.3%
• Active inventory: 592
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,292 high
• Mortgage (P&I): −$7
• Tax est. 1.5%: −$2 /mo · $20/yr
• Insurance: −$1
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $585

Break-even live

Break-even rent $551

Max offer price $1,300

Occupancy floor 50%

Sensitivity live

Price	-10% $586	-5% $586	+0% $585	+5% $585	+10% $584
Rent	-10% $483	-5% $534	+0% $585	+5% $636	+10% $687
Rate	-1.0pp $586	-0.5pp $585	base $585	+0.5pp $585	+1.0pp $584

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: $325
• Closing costs: $39
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
527 W 8th St Freeport, TX	3.0	1.0	950	$995	$1.05	44d	1	0.37mi
1721 W 5th St Freeport, TX	2.0	1.0	752	$749	$1.00	18d	1	0.75mi
310 Yaupon St Unit ST402 Freeport, TX	3.0	1.0	1050	$1,150	$1.10	44d	1	0.79mi
310 Yaupon St Unit ST604 Freeport, TX	2.0	1.0	850	$850	$1.00	44d	1	0.79mi
102 North Avenue A Unit A Freeport, TX	2.0	1.0	936	$995	$1.06	44d	1	1.00mi
102 North Avenue C Unit C Freeport, TX	4.0	2.0	1500	$1,550	$1.03	44d	1	1.11mi

Listing history 1 events

1. 2026-06-15
   listed $1,300 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 77% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥113°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,504
• − Mortgage interest: −$73
• − Property taxes: −$20
• − Insurance: −$5,125
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$38
• Taxable income: $7,768
• Est. tax owed @ 24.0%: −$1,864
• After-tax cash flow: $5,157/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 — Freeport

• Score: 58/100
• State rank: #1205
• US rank: #21044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freeport, TX
• County: Brazoria County · 374,982 people
• City population: 16,996
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 16,996
• Household income: $66,507
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 354.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 47% White 38% Two or more races 23% Black 12%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 71% English-only · Spanish 29%

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: ▼ -110.12%
• Current HPI: 265.9301
• 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

5 events — show timeline

• 2026-06-14 Listed $1,300 HARMLS
• 2021-08-13 Sold (Public Records) — Public Records
• 2021-07-22 Sold (Public Records) — Public Records
• 2021-07-22 Sold (Public Records) — Public Records
• 1998-01-13 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,741 · -1.4% YoY. Source: county tax records.