215 Cypress St · Lake Jackson, TX 77566

$155,000

4 bd · 1.0 ba · 1,208 sqft · SingleFamily public records · 93 Days on market

Built 1953 8,698 sqft lot $128/sqft · 11% below area Est $175k · 11% under

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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 +21.2/30.0
• ARV discount +12.6/15.0
• DSCR +6.7/10.0
• 1% rule +6.2/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! This spacious 4-bedroom, 2-bath home is packed with potential and ready for the right buyer to bring it to life. Whether you're looking to flip, rent, or customize your next project, this property offers plenty of room to work with. Fully fenced-in backyard—great for privacy, pets, or future landscaping. Handy storage shed perfect for tools, equipment, or hobby space. Generous square footage and a layout that invites creativity, this is the kind of opportunity investors keep an eye out for. A little vision will go a long way here. Schedule your showing today!

Key facts

• Handy storage shed
• 8,698 sq ft lot
• Parking

Tags

• FULLY FENCED BACKYARD
• HANDY STORAGE SHED

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.8% in Lake Jackson — 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 78/100 on livability (#76 in TX, #2,709 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities C-, 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.
• Market conditions: Rents soft (-1.1%/yr); 224 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 93 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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 1953 — 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. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 7.5

CMA / ARV

• ARV (median comp): $174,832
• List price: $155,000
• Delta: -11.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
244 Caladium St	0.20mi	4/2.0	1,275 (+6%)	0mo	$205,000	$161	77
513 Gardenia St	0.17mi	3/1.0 (-1)	1,250 (+4%)	11mo	$199,900	$160	72
846 Magnolia St	0.25mi	4/2.0	1,144 (-5%)	10mo	$189,900	$166	68
207 Cypress St	0.06mi	3/1.0 (-1)	1,321 (+9%)	12mo	$185,000	$140	66
419 Narcissus St	0.38mi	3/2.0 (-1)	1,273 (+5%)	3mo	$225,000	$177	62
216 N Shady Oaks St	0.54mi	3/1.0 (-1)	1,278 (+6%)	1mo	$175,000	$137	59
54 Blackgum Ct	0.70mi	3/2.0 (-1)	1,229 (+2%)	1mo	$244,900	$199	55
841 Magnolia St	0.26mi	3/1.0 (-1)	1,026 (-15%)	5mo	$150,000	$146	54
504 Elm St	0.63mi	3/1.0 (-1)	1,189 (-2%)	12mo	$150,000	$126	53
420 Azalea St	0.66mi	3/1.0 (-1)	1,334 (+10%)	2mo	$100,000	$75	46
225 Laurel St	0.36mi	3/1.0 (-1)	1,030 (-15%)	10mo	$160,000	$155	45
119 Mulberry St	0.66mi	3/2.0 (-1)	1,324 (+10%)	9mo	$199,900	$151	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.63×
• Total profit: $-15,923
• Equity at exit: $23,111

10-year hold

• IRR: -6.2%
• Equity multiple: 0.66×
• Total profit: $-14,895
• Equity at exit: $13,402

Cash invested: $43,400 (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 77566

• Home prices YoY: -25.2%
• Rents YoY: -1.1%
• Active inventory: 224
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,730 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$266 /mo · $3,196/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $223

Break-even live

Break-even rent $1,448

Max offer price $155,000

Occupancy floor 82%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
460 TX-332 Lake Jackson, TX	1.0–3.0	1.0–2.0	836	$1,453	$1.74	43d	17	0.44mi
460 TX-332 Lake Jackson, TX	1.0–3.0	1.0–2.0	836	$1,203	$1.44	3d	11	0.44mi
214 Oleander St Lake Jackson, TX	3.0	2.0	1423	$2,000	$1.41	43d	1	1.09mi
6 Brazoswood Dr Clute, TX	3.0	2.0	1167	$1,300	$1.11	43d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $155,000 Active 93 DOM
2. 2026-06-17
   days on market $155,000 Active 92 DOM
3. 2026-06-16
   days on market $155,000 Active 91 DOM
4. 2026-06-15
   days on market $155,000 Active 90 DOM
5. 2026-06-13
   days on market $155,000 Active 88 DOM
6. 2026-06-09
   days on market $155,000 Active 84 DOM
7. 2026-06-08
   days on market $155,000 Active 83 DOM
8. 2026-06-07
   days on market $155,000 Active 82 DOM
9. 2026-06-04
   days on market $155,000 Active 79 DOM
10. 2026-06-03
    days on market $155,000 Active 78 DOM
11. 2026-06-02
    days on market $155,000 Active 77 DOM
12. 2026-06-01
    days on market $155,000 Active 76 DOM
13. 2026-05-31
    days on market $155,000 Active 75 DOM
14. 2026-04-13
    status Active 589-char remark

    Show marketing remark (589 chars)

    Investor Special! This spacious 4-bedroom, 2-bath home is packed with potential and ready for the right buyer to bring it to life. Whether you're looking to flip, rent, or customize your next project, this property offers plenty of room to work with. Fully fenced-in backyard—great for privacy, pets, or future landscaping. Handy storage shed perfect for tools, equipment, or hobby space. Generous square footage and a layout that invites creativity, this is the kind of opportunity investors keep an eye out for. A little vision will go a long way here. Schedule your showing today!

15. 2026-04-02
    status Pending 589-char remark

    Show marketing remark (589 chars)

    Investor Special! This spacious 4-bedroom, 2-bath home is packed with potential and ready for the right buyer to bring it to life. Whether you're looking to flip, rent, or customize your next project, this property offers plenty of room to work with. Fully fenced-in backyard—great for privacy, pets, or future landscaping. Handy storage shed perfect for tools, equipment, or hobby space. Generous square footage and a layout that invites creativity, this is the kind of opportunity investors keep an eye out for. A little vision will go a long way here. Schedule your showing today!

16. 2026-03-17
    listed $155,000 Active 589-char remark

    Show marketing remark (589 chars)

    Investor Special! This spacious 4-bedroom, 2-bath home is packed with potential and ready for the right buyer to bring it to life. Whether you're looking to flip, rent, or customize your next project, this property offers plenty of room to work with. Fully fenced-in backyard—great for privacy, pets, or future landscaping. Handy storage shed perfect for tools, equipment, or hobby space. Generous square footage and a layout that invites creativity, this is the kind of opportunity investors keep an eye out for. A little vision will go a long way here. Schedule your showing today!

17. 2010-04-02
    historical
18. 2009-11-10
    listed $92,500
19. 2009-11-04
    historical
20. 2009-05-20
    listed $95,700
21. 2008-02-13
    soldstatus
22. 2004-09-10
    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: $3,196 · $266/mo
• Projected year-2 tax: $3,196 · $266/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 57% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°F today · 26 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: $20,759
• − Mortgage interest: −$8,682
• − Property taxes: −$3,196
• − Insurance: −$775
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$4,509
• Taxable income: $275
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $2,608/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 — Lake Jackson

• Score: 78/100
• State rank: #76
• US rank: #2709

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Jackson, TX
• County: Brazoria County · 374,982 people
• City population: 30,246
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 30,246
• Household income: $92,586
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 1126.0

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 0.56)
• Race & ethnicity: White 60% Hispanic / Latino 28% Two or more races 16% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 3% Serbian 2% Italian 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 83% English-only · Spanish 15% Arabic 1% 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: ▼ -84.81%
• Current HPI: 251.8234
• Rent YoY: ▼ -1.11%
• 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

+62.0% since first listed

9 events — show timeline

• 2026-04-13 Relisted — HARMLS
• 2026-04-02 Pending — HARMLS
• 2026-03-17 Listed $155,000 HARMLS
• 2010-04-02 Listing Removed — HARMLS
• 2009-11-10 Listed $92,500 HARMLS
• 2009-11-04 Listing Removed — HARMLS
• 2009-05-20 Listed $95,700 HARMLS
• 2008-02-13 Sold (Public Records) — Public Records
• 2004-09-10 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,196 · -0.3% YoY. Source: county tax records.