1431 County Road 934 · Sweeny, TX 77480

$135,000

3 bd · 2.0 ba · 1,794 sqft · SingleFamily public records · 119 Days on market

Built 1967 0.32 ac lot $75/sqft · 49% below area Est $265k · 49% under ↓ 34% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity for investors or buyers ready to add their personal touch. This home is being sold as-is and offers solid bones with a strong structure — the perfect canvas to bring it back to life. Features include a covered back patio and a good-sized yard with plenty of space for outdoor enjoyment or future improvements. With a little elbow grease and vision, this property has great potential. Don’t miss the chance to make it your own!

Key facts

• Good sized yard
• Outdoor enjoyment
• Covered back patio

Tags

• COVERED BACK PATIO
• GOOD SIZED YARD
• OUTDOOR ENJOYMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 3.7% in Sweeny — 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 71/100 on livability (#306 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Sweeny ISD (town): math 32% / reading 40% proficiency, ranked #480 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 113 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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: 1.78% ✓
• Cap rate: 15.36%
• Cash-on-cash: 32.40%
• DSCR: 2.44
• GRM: 4.7

CMA / ARV

• ARV (median comp): $265,410
• List price: $135,000
• Delta: -49.14%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1621 County Road 939	0.59mi	2/1.5 (-1)	1,536 (-14%)	24mo	$153,000	$100	22

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.4%
• Equity multiple: 3.95×
• Total profit: $111,614
• Equity at exit: $121,619

10-year hold

• IRR: 33.1%
• Equity multiple: 8.92×
• Total profit: $299,461
• Equity at exit: $262,275

Cash invested: $37,800 (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 77480

• Home prices YoY: 12.0%
• Active inventory: 113
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$111 /mo · $1,336/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $594

Break-even live

Break-even rent $1,648

Max offer price $135,000

Occupancy floor 70%

Sensitivity live

Price	-10% $670	-5% $632	+0% $594	+5% $556	+10% $517
Rent	-10% $404	-5% $499	+0% $594	+5% $689	+10% $784
Rate	-1.0pp $662	-0.5pp $628	base $594	+0.5pp $559	+1.0pp $523

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Silver Leaf St Sweeny, TX	3.0	2.0	1984	$2,400	$1.21	45d	1	1.47mi

Listing history 22 events

1. 2026-06-21
   days on market $135,000 Active 119 DOM
2. 2026-06-19
   days on market $135,000 Active 117 DOM
3. 2026-06-18
   days on market $135,000 Active 116 DOM
4. 2026-06-17
   days on market $135,000 Active 115 DOM
5. 2026-06-16
   days on market $135,000 Active 114 DOM
6. 2026-06-15
   days on market $135,000 Active 113 DOM
7. 2026-06-14
   days on market $135,000 Active 111 DOM
8. 2026-06-12
   days on market $135,000 Active 110 DOM
9. 2026-06-09
   days on market $135,000 Active 107 DOM
10. 2026-06-08
    days on market $135,000 Active 106 DOM
11. 2026-06-07
    days on market $135,000 Active 105 DOM
12. 2026-06-07
    days on market $135,000 Active 104 DOM
13. 2026-06-03
    days on market $135,000 Active 101 DOM
14. 2026-06-02
    days on market $135,000 Active 100 DOM
15. 2026-06-01
    days on market $135,000 Active 99 DOM
16. 2026-05-31
    days on market $135,000 Active 98 DOM
17. 2026-05-30
    days on market $135,000 Active 97 DOM
18. 2026-02-22
    listed $135,000 Active 458-char remark

    Show marketing remark (458 chars)

    Great opportunity for investors or buyers ready to add their personal touch. This home is being sold as-is and offers solid bones with a strong structure — the perfect canvas to bring it back to life. Features include a covered back patio and a good-sized yard with plenty of space for outdoor enjoyment or future improvements. With a little elbow grease and vision, this property has great potential. Don’t miss the chance to make it your own!

19. 2022-07-28
    historical
20. 2022-07-03
    price $180,000
21. 2022-06-27
    price $195,000
22. 2022-06-16
    listed $205,000 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: $1,336 · $111/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$1,134/yr (+$95/mo · 84.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 67% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,800
• − Mortgage interest: −$7,562
• − Property taxes: −$1,336
• − Insurance: −$5,794
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$3,927
• Taxable income: $5,573
• Est. tax owed @ 24.0%: −$1,338
• After-tax cash flow: $5,789/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: Sweeny ISD
• NCES district ID: 4841970
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $53,607
• Composite: 31.49/100
• National rank: #5975
• State rank: #480 of 826 in TX

Livability — Sweeny

• Score: 71/100
• State rank: #306
• US rank: #6914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,252

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 17% Black 8% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 3% Slovak 3% Iranian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 90% English-only · Spanish 9% Tagalog/Filipino 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: ▲ 35.27%
• Current HPI: 328.8657
• Rent YoY: —
• Metro: —
• 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

-34.1% since first listed

5 events — show timeline

• 2026-02-22 Listed $135,000 HARMLS
• 2022-07-28 Listing Removed — HARMLS
• 2022-07-03 Price Changed $180,000 HARMLS
• 2022-06-27 Price Changed $195,000 HARMLS
• 2022-06-16 Listed $205,000 HARMLS

Property tax history

-1.6%/yr

Latest (2025): $1,336 · -46.2% YoY. Source: county tax records.