1530 W 10th St · Freeport, TX 77541

$184,900

4 bd · 1.0 ba · 1,395 sqft · SingleFamily public records · 89 Days on market

Built 1955 7,801 sqft lot Est $173k · 7% over ↓ 8% since listing

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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 +17.2/30.0
• DSCR +5.4/10.0
• ARV discount +4.4/15.0
• Schools +3.7/10.0
• 1% rule +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully renovated 4 bedroom, 2 bath home featuring a modern kitchen with quartz countertops and a spacious picture window that fills the living area with natural light. Fresh updates throughout give the home a clean, contemporary feel.

Key facts

• Quartz countertops
• Natural light
• Fresh updates

Tags

• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• SPACIOUS PICTURE WINDOW
• NATURAL LIGHT
• FRESH UPDATES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $65 ($784/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 $154k (16.8% below list).
• Recommended offer: $154k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.1% 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: 593 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $1k of loan paydown is wiped out by about $6k 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 89 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $153,925 (16.8% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $172,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1530 W 10th St	0.00mi	4/2.0	1,453 (+4%)	1mo	$184,900	$127	88
1427 W 7th St	0.19mi	3/2.0 (-1)	1,368 (-2%)	1mo	$145,000	$106	78
1502 W 11th St	0.10mi	3/2.0 (-1)	1,293 (-7%)	5mo	$179,999	$139	70
1510 W 11th St	0.08mi	3/1.5 (-1)	1,201 (-14%)	2mo	$159,000	$132	64
923 W 9th St	0.54mi	3/2.0 (-1)	1,391 (-0%)	4mo	$197,495	$142	62
1219 W 6th St	0.38mi	3/1.5 (-1)	1,420 (+2%)	13mo	$125,000	$88	62
1118 W 11th St	0.37mi	4/2.0	1,520 (+9%)	4mo	$178,000	$117	60
1026 W 5th St	0.56mi	3/1.0 (-1)	1,392 (-0%)	10mo	$89,900	$65	60
922 W 11th St	0.54mi	3/2.0 (-1)	1,383 (-1%)	8mo	$149,900	$108	58
826 W 12th St	0.62mi	4/2.0	1,430 (+2%)	11mo	$210,000	$147	54
930 W 6th St	0.59mi	4/2.0	1,451 (+4%)	11mo	$180,000	$124	53
1115 W 8th St	0.40mi	3/1.5 (-1)	1,509 (+8%)	13mo	$165,000	$109	50

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-25,855
• Equity at exit: $27,569

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-17,379
• Equity at exit: $15,987

Cash invested: $51,772 (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: 593
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,539 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$38 /mo · $450/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $65

Break-even live

Break-even rent $1,457

Max offer price $184,900

Occupancy floor 91%

Sensitivity live

Price	-10% $170	-5% $118	+0% $65	+5% $13	+10% $-39
Rent	-10% $-56	-5% $5	+0% $65	+5% $126	+10% $187
Rate	-1.0pp $158	-0.5pp $112	base $65	+0.5pp $17	+1.0pp $-31

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Yaupon St Unit ST402 Freeport, TX	3.0	1.0	1050	$1,150	$1.10	45d	1	0.41mi
527 W 8th St Freeport, TX	3.0	1.0	950	$995	$1.05	45d	1	0.88mi
102 North Avenue C Unit C Freeport, TX	4.0	2.0	1500	$1,550	$1.03	45d	1	1.00mi

Listing history 7 events

1. 2026-04-22
   status Pending
2. 2026-04-13
   status Pending
3. 2026-04-08
   price $184,900
4. 2026-02-23
   price $194,900
5. 2026-01-22
   listed $199,900 Active
6. 2025-05-16
   soldstatus
7. 1977-01-14
   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: $450 · $38/mo
• Projected year-2 tax: $3,384 · $282/mo
• Expected delta: +$2,933/yr (+$244/mo · 651.2%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 60% 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: $18,471
• − Mortgage interest: −$10,357
• − Property taxes: −$450
• − Insurance: −$1,722
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$5,379
• Taxable loss: −$2,393
• Est. tax savings @ 24.0%: +$574
• After-tax cash flow: $1,358/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

-7.5% since first listed

7 events — show timeline

• 2026-04-22 Pending — HARMLS
• 2026-04-13 Pending — HARMLS
• 2026-04-08 Price Changed $184,900 HARMLS
• 2026-02-23 Price Changed $194,900 HARMLS
• 2026-01-22 Listed $199,900 HARMLS
• 2025-05-16 Sold (Public Records) — Public Records
• 1977-01-14 Sold (Public Records) — Public Records

Property tax history

-6.4%/yr

Latest (2025): $450 · +18.0% YoY. Source: county tax records.