6735 Highway 36 · Jones Creek, TX 77541

$169,000

4 bd · 1.0 ba · 1,849 sqft · SingleFamily public records · 69 Days on market

Built 1957 1.78 ac lot $91/sqft · 15% below area Est $199k · 15% 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 +17.2/30.0
• ARV discount +14.3/15.0
• 1% rule +5.3/10.0
• DSCR +5.3/10.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Property sits on Almost 2 Acres . Has 4 Bedrooms Lots of Living Space.

Key facts

• 1.78 acre lot
• Built 1957
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 1.8% in Jones Creek — 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 66/100 on livability (#633 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, 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.
• Market conditions: 590 active listings in the ZIP; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 69 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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: 1.03% ✓
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 8.1

CMA / ARV

• ARV (median comp): $198,957
• List price: $169,000
• Delta: -15.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6735 Highway 36	0.00mi	4/1.0	1,849 (0%)	15mo	$115,000	$62	88
110 S Bow Dr	0.21mi	3/2.0 (-1)	1,779 (-4%)	10mo	$262,000	$147	67
6402 Gaffney Dr	0.43mi	3/2.0 (-1)	1,700 (-8%)	4mo	$269,999	$159	54

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: -11.5%
• Equity multiple: 0.58×
• Total profit: $-19,713
• Equity at exit: $25,198

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-7,069
• Equity at exit: $14,612

Cash invested: $47,320 (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: 590
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,737 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$296 /mo · $3,556/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $119

Break-even live

Break-even rent $1,586

Max offer price $169,000

Occupancy floor 88%

Sensitivity live

Price	-10% $215	-5% $167	+0% $119	+5% $71	+10% $24
Rent	-10% $-18	-5% $51	+0% $119	+5% $188	+10% $256
Rate	-1.0pp $204	-0.5pp $162	base $119	+0.5pp $75	+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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $169,000 Active 69 DOM
2. 2026-06-17
   days on market $169,000 Active 68 DOM
3. 2026-06-16
   days on market $169,000 Active 67 DOM
4. 2026-06-15
   days on market $169,000 Active 66 DOM
5. 2026-06-13
   days on market $169,000 Active 64 DOM
6. 2026-05-31
   pricedays on market $169,000 Active 61 DOM
7. 2026-03-31
   listed $179,000 Active 77-char remark

   Show marketing remark (77 chars)

   Great Property sits on Almost 2 Acres . Has 4 Bedrooms Lots of Living Space.

8. 2025-03-20
   soldstatus Sold 552-char remark

   Show marketing remark (552 chars)

   This charming 4-bedroom, 1-bathroom house offers a perfect blend of comfort and functionality. The inviting covered porch area is ideal for relaxing and enjoying the outdoors. Inside, the cozy yet spacious living room creates a warm and welcoming atmosphere. The utility room within the house adds convenience, making laundry and household chores a breeze. Each of the four bedrooms provides ample space and versatility. With its thoughtful layout and cozy charm, this home is a perfect retreat for anyone seeking a balance of practicality and comfort.

9. 2025-02-21
   status Pending 552-char remark

   Show marketing remark (552 chars)

   This charming 4-bedroom, 1-bathroom house offers a perfect blend of comfort and functionality. The inviting covered porch area is ideal for relaxing and enjoying the outdoors. Inside, the cozy yet spacious living room creates a warm and welcoming atmosphere. The utility room within the house adds convenience, making laundry and household chores a breeze. Each of the four bedrooms provides ample space and versatility. With its thoughtful layout and cozy charm, this home is a perfect retreat for anyone seeking a balance of practicality and comfort.

10. 2025-02-11
    price $115,000 552-char remark

    Show marketing remark (552 chars)

    This charming 4-bedroom, 1-bathroom house offers a perfect blend of comfort and functionality. The inviting covered porch area is ideal for relaxing and enjoying the outdoors. Inside, the cozy yet spacious living room creates a warm and welcoming atmosphere. The utility room within the house adds convenience, making laundry and household chores a breeze. Each of the four bedrooms provides ample space and versatility. With its thoughtful layout and cozy charm, this home is a perfect retreat for anyone seeking a balance of practicality and comfort.

11. 2024-11-28
    price $130,000 552-char remark

    Show marketing remark (552 chars)

    This charming 4-bedroom, 1-bathroom house offers a perfect blend of comfort and functionality. The inviting covered porch area is ideal for relaxing and enjoying the outdoors. Inside, the cozy yet spacious living room creates a warm and welcoming atmosphere. The utility room within the house adds convenience, making laundry and household chores a breeze. Each of the four bedrooms provides ample space and versatility. With its thoughtful layout and cozy charm, this home is a perfect retreat for anyone seeking a balance of practicality and comfort.

12. 2024-09-13
    price $165,000 552-char remark

    Show marketing remark (552 chars)

    This charming 4-bedroom, 1-bathroom house offers a perfect blend of comfort and functionality. The inviting covered porch area is ideal for relaxing and enjoying the outdoors. Inside, the cozy yet spacious living room creates a warm and welcoming atmosphere. The utility room within the house adds convenience, making laundry and household chores a breeze. Each of the four bedrooms provides ample space and versatility. With its thoughtful layout and cozy charm, this home is a perfect retreat for anyone seeking a balance of practicality and comfort.

13. 2024-06-03
    listed $175,000 Active 552-char remark

    Show marketing remark (552 chars)

    This charming 4-bedroom, 1-bathroom house offers a perfect blend of comfort and functionality. The inviting covered porch area is ideal for relaxing and enjoying the outdoors. Inside, the cozy yet spacious living room creates a warm and welcoming atmosphere. The utility room within the house adds convenience, making laundry and household chores a breeze. Each of the four bedrooms provides ample space and versatility. With its thoughtful layout and cozy charm, this home is a perfect retreat for anyone seeking a balance of practicality and comfort.

ⓘ 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: $3,556 · $296/mo
• Projected year-2 tax: $3,556 · $296/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 (shaded) · 55% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥116°F today · 25 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,844
• − Mortgage interest: −$9,467
• − Property taxes: −$3,556
• − Insurance: −$845
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$4,916
• Taxable loss: −$1,275
• Est. tax savings @ 24.0%: +$306
• After-tax cash flow: $1,737/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 — Jones Creek

• Score: 66/100
• State rank: #633
• US rank: #12077

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jones Creek, 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

+2.3% since first listed

7 events — show timeline

• 2026-03-31 Listed $179,000 HARMLS
• 2025-03-20 Sold (MLS) — HARMLS
• 2025-02-21 Pending — HARMLS
• 2025-02-11 Price Changed $115,000 HARMLS
• 2024-11-28 Price Changed $130,000 HARMLS
• 2024-09-13 Price Changed $165,000 HARMLS
• 2024-06-03 Listed $175,000 HARMLS

Property tax history

+6.9%/yr

Latest (2025): $3,556 · +26.1% YoY. Source: county tax records.