1156 2nd St · Clute, TX 77531

$139,999

3 bd · 1.0 ba · 1,118 sqft · SingleFamily public records · 204 Days on market

Built 1948 0.29 ac lot $125/sqft · at area comps Est $141k · at est.

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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 +15.7/30.0
• ARV discount +7.9/15.0
• Appreciation +7.5/10.0
• DSCR +4.8/10.0
• 1% rule +4.2/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MANY UPDATES! We just listed this updated 3-Bedroom Home on a Large Lot in Brazoria County – Great Location! This well-maintained single-family home in Brazoria County offers a great layout with 3 bedrooms, 1 bathroom, and an attached one-car garage. Sitting on a generous 12,632 sq ft lot, there’s plenty of space for outdoor recreation, entertaining, or future additions. Recent upgrades include fresh paint, an updated kitchen and bathroom, foundation repairs, and a newer roof, giving you peace of mind and move-in-ready convenience. The home also features an extended driveway, perfect for multiple vehicles or guests. Located just off HWY-288 with easy access to TX-35, you’re a short drive from Houston or Galveston, making this a convenient hub for work or play. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Newer roof
• Large lot
• Foundation repairs

Tags

• LARGE LOT
• UPDATED KITCHEN
• UPDATED BATHROOM
• FOUNDATION REPAIRS
• NEWER ROOF
• EXTENDED DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $62 ($741/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 $129k (7.9% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $8k of equity ($968 loan paydown + $7k appreciation (4.9% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 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 1948 — 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: 0.92% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $141,295
• List price: $139,999
• Delta: -0.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1116 3rd St	0.11mi	3/1.0	1,204 (+8%)	6mo	$165,000	$137	77
1164 E Kyle Rd	0.06mi	2/2.0 (-1)	1,050 (-6%)	4mo	$73,500	$70	74
711 W Kyle Rd	0.63mi	3/1.0	1,182 (+6%)	5mo	$144,900	$123	57
1241 E Kyle Rd	0.13mi	2/2.0 (-1)	1,008 (-10%)	16mo	$139,900	$139	55
716 Old Angleton Rd	0.74mi	3/1.0	1,122 (+0%)	13mo	$129,900	$116	54

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: 14.3%
• Equity multiple: 1.91×
• Total profit: $35,654
• Equity at exit: $78,739

10-year hold

• IRR: 15.0%
• Equity multiple: 3.67×
• Total profit: $104,701
• Equity at exit: $135,402

Cash invested: $39,200 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,290 high
• Mortgage (P&I): −$734
• Tax from tax record: −$165 /mo · $1,976/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $62

Break-even live

Break-even rent $1,212

Max offer price $139,999

Occupancy floor 90%

Sensitivity live

Price	-10% $141	-5% $101	+0% $62	+5% $22	+10% $-17
Rent	-10% $-40	-5% $11	+0% $62	+5% $113	+10% $164
Rate	-1.0pp $132	-0.5pp $97	base $62	+0.5pp $25	+1.0pp $-11

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Creekwood Landing Dr Clute, TX	1.0–3.0	1.0–2.0	931	$1,700	$1.83	19d	11	0.44mi
406 Timbercreek Dr Richwood, TX	2.0	2.0	942	$1,145	$1.22	44d	1	0.50mi
400 Timbercreek Dr Richwood, TX	1.0–3.0	1.0–2.0	813	$1,364	$1.68	1d	24	0.53mi
201 Hackberry St Clute, TX	1.0–3.0	1.0–2.0	772	$1,425	$1.85	1d	185	0.65mi
201 Hackberry St Clute, TX	1.0–3.0	1.0–2.0	772	$1,425	$1.85	44d	32	0.65mi
906 Old Angleton Rd Clute, TX	3.0	1.0	1344	$1,550	$1.15	44d	1	0.73mi
107 Hackberry St Clute, TX	3.0	1.0	1050	$1,125	$1.07	44d	1	0.74mi
101 Hackberry St Clute, TX	2.0	2.0	850	$1,019	$1.20	44d	1	0.78mi
101 Hackberry St Clute, TX	3.0	1.5	1050	$1,169	$1.11	24d	1	0.78mi
261 Brazoswood Dr Clute, TX	2.0	1.0	884	$1,079	$1.22	44d	1	0.84mi
6 Brazoswood Dr Clute, TX	3.0	2.0	1167	$1,300	$1.11	44d	1	0.90mi

Listing history 19 events

1. 2026-06-18
   days on market $139,999 Active 204 DOM
2. 2026-06-17
   days on market $139,999 Active 203 DOM
3. 2026-06-16
   days on market $139,999 Active 202 DOM
4. 2026-06-15
   days on market $139,999 Active 201 DOM
5. 2026-06-13
   days on market $139,999 Active 199 DOM
6. 2026-06-09
   days on market $139,999 Active 195 DOM
7. 2026-06-08
   days on market $139,999 Active 194 DOM
8. 2026-06-07
   days on market $139,999 Active 193 DOM
9. 2026-06-04
   days on market $139,999 Active 190 DOM
10. 2026-06-03
    days on market $139,999 Active 189 DOM
11. 2026-06-02
    days on market $139,999 Active 188 DOM
12. 2026-06-01
    days on market $139,999 Active 187 DOM
13. 2026-05-31
    days on market $139,999 Active 186 DOM
14. 2026-02-19
    price $139,999 1013-char remark

    Show marketing remark (1013 chars)

    MANY UPDATES! We just listed this updated 3-Bedroom Home on a Large Lot in Brazoria County – Great Location! This well-maintained single-family home in Brazoria County offers a great layout with 3 bedrooms, 1 bathroom, and an attached one-car garage. Sitting on a generous 12,632 sq ft lot, there’s plenty of space for outdoor recreation, entertaining, or future additions. Recent upgrades include fresh paint, an updated kitchen and bathroom, foundation repairs, and a newer roof, giving you peace of mind and move-in-ready convenience. The home also features an extended driveway, perfect for multiple vehicles or guests. Located just off HWY-288 with easy access to TX-35, you’re a short drive from Houston or Galveston, making this a convenient hub for work or play. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

15. 2025-11-26
    listed $143,999 Active 1013-char remark

    Show marketing remark (1013 chars)

    MANY UPDATES! We just listed this updated 3-Bedroom Home on a Large Lot in Brazoria County – Great Location! This well-maintained single-family home in Brazoria County offers a great layout with 3 bedrooms, 1 bathroom, and an attached one-car garage. Sitting on a generous 12,632 sq ft lot, there’s plenty of space for outdoor recreation, entertaining, or future additions. Recent upgrades include fresh paint, an updated kitchen and bathroom, foundation repairs, and a newer roof, giving you peace of mind and move-in-ready convenience. The home also features an extended driveway, perfect for multiple vehicles or guests. Located just off HWY-288 with easy access to TX-35, you’re a short drive from Houston or Galveston, making this a convenient hub for work or play. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

16. 2025-07-23
    historical
17. 2025-05-02
    price $143,999
18. 2024-09-09
    price $126,099
19. 2024-07-23
    listed $129,999 Active

ⓘ 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: $1,976 · $165/mo
• Projected year-2 tax: $2,562 · $213/mo
• Expected delta: +$586/yr (+$49/mo · 29.7%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 29% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥114°F today · 21 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: $15,477
• − Mortgage interest: −$7,842
• − Property taxes: −$1,976
• − Insurance: −$700
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$4,073
• Taxable loss: −$1,590
• Est. tax savings @ 24.0%: +$382
• After-tax cash flow: $1,123/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

+7.7% since first listed

6 events — show timeline

• 2026-02-19 Price Changed $139,999 HARMLS
• 2025-11-26 Listed $143,999 HARMLS
• 2025-07-23 Listing Removed — HARMLS
• 2025-05-02 Price Changed $143,999 HARMLS
• 2024-09-09 Price Changed $126,099 HARMLS
• 2024-07-23 Listed $129,999 HARMLS

Property tax history

+2.9%/yr

Latest (2025): $1,976 · -36.6% YoY. Source: county tax records.