555 County Road 728b · Sweeny, TX 77480

$249,000

4 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 419 Days on market

Built 2016 1.88 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.7/10.0

Listing remarks MLS

Welcome to your peaceful country retreat! This lovingly cared for manufactured home sits on approximately 1.87 acres, nestled among beautiful mature trees with wide-open spaces. Inside, you’ll find a spacious and thoughtful layout featuring two large living areas, an open kitchen with a breakfast bar, and a huge walk-in pantry. The split floor plan offers a private owner’s suite with double sinks, a soaking tub, a separate shower, and a large walk-in closet. Three additional bedrooms and a second full bath with dual sinks provide plenty of space for family or guests. Other highlights include an indoor utility room, RV hookup, workshop, recent new a/c installed, and a big covered front porch to enjoy those quiet country mornings. This charming property is ready to welcome you home!

Key facts

• Wide-open spaces
• Manufactured home
• Spacious layout

Tags

• MANUFACTURED HOME
• APPROXIMATELY 1.87 ACRES
• MATURE TREES
• WIDE-OPEN SPACES
• SPACIOUS LAYOUT
• TWO LARGE LIVING AREAS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $-296 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (30.8% below list).
• Recommended offer: $172k (30.8% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.4% 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.
• Columbia-Brazoria ISD (town): math 35% / reading 33% proficiency, ranked #513 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Brazos J H (math 34% / reading 32%, grade F, #930 of 1,662 statewide, top 57%, 676 students, 65% FRL) — zoned schools average 65% FRL vs 48% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 113 active listings in the ZIP; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 419 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $21k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,387 (30.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 419 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.69% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.09%
• DSCR: 0.77
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.7%
• Equity multiple: 2.67×
• Total profit: $116,777
• Equity at exit: $224,319

10-year hold

• IRR: 18.8%
• Equity multiple: 6.14×
• Total profit: $358,664
• Equity at exit: $483,752

Cash invested: $69,720 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,724 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$248 /mo · $2,974/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-296

Break-even live

Break-even rent $2,098

Max offer price $196,794

Occupancy floor —

Sensitivity live

Price	-10% $-155	-5% $-225	+0% $-296	+5% $-366	+10% $-436
Rent	-10% $-432	-5% $-364	+0% $-296	+5% $-227	+10% $-159
Rate	-1.0pp $-170	-0.5pp $-232	base $-296	+0.5pp $-360	+1.0pp $-426

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $249,000 Pending 419 DOM
2. 2026-06-18
   days on market $249,000 Pending 416 DOM
3. 2026-06-17
   days on market $249,000 Pending 415 DOM
4. 2026-06-16
   days on market $249,000 Pending 414 DOM
5. 2026-06-15
   statusdays on market $249,000 Pending 413 DOM
6. 2026-06-13
   days on market $249,000 Active 411 DOM
7. 2026-06-13
   days on market $249,000 Active 410 DOM
8. 2026-06-09
   days on market $249,000 Active 407 DOM
9. 2026-06-08
   days on market $249,000 Active 406 DOM
10. 2026-06-07
    days on market $249,000 Active 405 DOM
11. 2026-06-04
    days on market $249,000 Active 402 DOM
12. 2026-06-03
    days on market $249,000 Active 401 DOM
13. 2026-06-02
    days on market $249,000 Active 400 DOM
14. 2026-06-01
    days on market $249,000 Active 399 DOM
15. 2026-05-31
    days on market $249,000 Active 398 DOM
16. 2026-05-05
    price $249,000 803-char remark

    Show marketing remark (803 chars)

    Welcome to your peaceful country retreat! This lovingly cared for manufactured home sits on approximately 1.87 acres, nestled among beautiful mature trees with wide-open spaces. Inside, you’ll find a spacious and thoughtful layout featuring two large living areas, an open kitchen with a breakfast bar, and a huge walk-in pantry. The split floor plan offers a private owner’s suite with double sinks, a soaking tub, a separate shower, and a large walk-in closet. Three additional bedrooms and a second full bath with dual sinks provide plenty of space for family or guests. Other highlights include an indoor utility room, RV hookup, workshop, recent new a/c installed, and a big covered front porch to enjoy those quiet country mornings. This charming property is ready to welcome you home!

17. 2025-10-17
    price $259,900 803-char remark

    Show marketing remark (803 chars)

    Welcome to your peaceful country retreat! This lovingly cared for manufactured home sits on approximately 1.87 acres, nestled among beautiful mature trees with wide-open spaces. Inside, you’ll find a spacious and thoughtful layout featuring two large living areas, an open kitchen with a breakfast bar, and a huge walk-in pantry. The split floor plan offers a private owner’s suite with double sinks, a soaking tub, a separate shower, and a large walk-in closet. Three additional bedrooms and a second full bath with dual sinks provide plenty of space for family or guests. Other highlights include an indoor utility room, RV hookup, workshop, recent new a/c installed, and a big covered front porch to enjoy those quiet country mornings. This charming property is ready to welcome you home!

18. 2025-05-20
    price $264,900 803-char remark

    Show marketing remark (803 chars)

    Welcome to your peaceful country retreat! This lovingly cared for manufactured home sits on approximately 1.87 acres, nestled among beautiful mature trees with wide-open spaces. Inside, you’ll find a spacious and thoughtful layout featuring two large living areas, an open kitchen with a breakfast bar, and a huge walk-in pantry. The split floor plan offers a private owner’s suite with double sinks, a soaking tub, a separate shower, and a large walk-in closet. Three additional bedrooms and a second full bath with dual sinks provide plenty of space for family or guests. Other highlights include an indoor utility room, RV hookup, workshop, recent new a/c installed, and a big covered front porch to enjoy those quiet country mornings. This charming property is ready to welcome you home!

19. 2025-04-28
    listed $269,900 Active 803-char remark

    Show marketing remark (803 chars)

    Welcome to your peaceful country retreat! This lovingly cared for manufactured home sits on approximately 1.87 acres, nestled among beautiful mature trees with wide-open spaces. Inside, you’ll find a spacious and thoughtful layout featuring two large living areas, an open kitchen with a breakfast bar, and a huge walk-in pantry. The split floor plan offers a private owner’s suite with double sinks, a soaking tub, a separate shower, and a large walk-in closet. Three additional bedrooms and a second full bath with dual sinks provide plenty of space for family or guests. Other highlights include an indoor utility room, RV hookup, workshop, recent new a/c installed, and a big covered front porch to enjoy those quiet country mornings. This charming property is ready to welcome you home!

20. 2023-05-25
    soldstatus Sold 1005-char remark

    Show marketing remark (1005 chars)

    Lovingly cared for and Nicely done Manufactured home on +/- 1.87 acres. Nestled among big trees, with cleared openings and great country feeling. This home will charm you with everything the country has to offer, and loads of space in this well laid out floor plan. The home offers two living spaces, there is a big family room near center of the home, then a big game room across from the open kitchen and dining area. The kitchen and breakfast offer lots of space to entertain, with lots of cabinets, breakfast bar, and a huge walk in pantry. The split floor plan offers an owner retreat on one end, with nice en-suite bath, featuring double sinks, separate big shower, garden soaking tub, and walk in closet. The other end of the home offers three more bedrooms, and another full bath with two sinks, and a separate bathing room with tub shower combo. The indoor utility offers access to back green space. The property features a RV hook up for a camper, nice workshops, & big covered front porch.

21. 2023-05-25
    soldstatus

    Show marketing remark (1005 chars)

    Lovingly cared for and Nicely done Manufactured home on +/- 1.87 acres. Nestled among big trees, with cleared openings and great country feeling. This home will charm you with everything the country has to offer, and loads of space in this well laid out floor plan. The home offers two living spaces, there is a big family room near center of the home, then a big game room across from the open kitchen and dining area. The kitchen and breakfast offer lots of space to entertain, with lots of cabinets, breakfast bar, and a huge walk in pantry. The split floor plan offers an owner retreat on one end, with nice en-suite bath, featuring double sinks, separate big shower, garden soaking tub, and walk in closet. The other end of the home offers three more bedrooms, and another full bath with two sinks, and a separate bathing room with tub shower combo. The indoor utility offers access to back green space. The property features a RV hook up for a camper, nice workshops, & big covered front porch.

22. 2023-05-15
    status Pending 1005-char remark

    Show marketing remark (1005 chars)

    Lovingly cared for and Nicely done Manufactured home on +/- 1.87 acres. Nestled among big trees, with cleared openings and great country feeling. This home will charm you with everything the country has to offer, and loads of space in this well laid out floor plan. The home offers two living spaces, there is a big family room near center of the home, then a big game room across from the open kitchen and dining area. The kitchen and breakfast offer lots of space to entertain, with lots of cabinets, breakfast bar, and a huge walk in pantry. The split floor plan offers an owner retreat on one end, with nice en-suite bath, featuring double sinks, separate big shower, garden soaking tub, and walk in closet. The other end of the home offers three more bedrooms, and another full bath with two sinks, and a separate bathing room with tub shower combo. The indoor utility offers access to back green space. The property features a RV hook up for a camper, nice workshops, & big covered front porch.

23. 2023-05-09
    status Option Pending 1005-char remark

    Show marketing remark (1005 chars)

    Lovingly cared for and Nicely done Manufactured home on +/- 1.87 acres. Nestled among big trees, with cleared openings and great country feeling. This home will charm you with everything the country has to offer, and loads of space in this well laid out floor plan. The home offers two living spaces, there is a big family room near center of the home, then a big game room across from the open kitchen and dining area. The kitchen and breakfast offer lots of space to entertain, with lots of cabinets, breakfast bar, and a huge walk in pantry. The split floor plan offers an owner retreat on one end, with nice en-suite bath, featuring double sinks, separate big shower, garden soaking tub, and walk in closet. The other end of the home offers three more bedrooms, and another full bath with two sinks, and a separate bathing room with tub shower combo. The indoor utility offers access to back green space. The property features a RV hook up for a camper, nice workshops, & big covered front porch.

24. 2023-04-24
    listed $249,900 Active 1005-char remark

    Show marketing remark (1005 chars)

    Lovingly cared for and Nicely done Manufactured home on +/- 1.87 acres. Nestled among big trees, with cleared openings and great country feeling. This home will charm you with everything the country has to offer, and loads of space in this well laid out floor plan. The home offers two living spaces, there is a big family room near center of the home, then a big game room across from the open kitchen and dining area. The kitchen and breakfast offer lots of space to entertain, with lots of cabinets, breakfast bar, and a huge walk in pantry. The split floor plan offers an owner retreat on one end, with nice en-suite bath, featuring double sinks, separate big shower, garden soaking tub, and walk in closet. The other end of the home offers three more bedrooms, and another full bath with two sinks, and a separate bathing room with tub shower combo. The indoor utility offers access to back green space. The property features a RV hook up for a camper, nice workshops, & big covered front porch.

25. 2016-03-31
    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: $2,974 · $248/mo
• Projected year-2 tax: $4,557 · $380/mo
• Expected delta: +$1,582/yr (+$132/mo · 53.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $20,686
• − Mortgage interest: −$13,948
• − Property taxes: −$2,974
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$7,244
• Taxable loss: −$8,034
• Est. tax savings @ 24.0%: +$1,928
• After-tax cash flow: $-1,618/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: Columbia-Brazoria ISD
• NCES district ID: 4814670
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 33% ▼ -1.00%
• Median HH income: $57,256
• Composite: 30.23/100
• National rank: #6297
• State rank: #513 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

-0.4% since first listed

10 events — show timeline

• 2026-05-05 Price Changed $249,000 HARMLS
• 2025-10-17 Price Changed $259,900 HARMLS
• 2025-05-20 Price Changed $264,900 HARMLS
• 2025-04-28 Listed $269,900 HARMLS
• 2023-05-25 Sold (Public Records) — Public Records
• 2023-05-25 Sold (MLS) — HARMLS
• 2023-05-15 Pending — HARMLS
• 2023-05-09 Pending — HARMLS
• 2023-04-24 Listed $249,900 HARMLS
• 2016-03-31 Sold (Public Records) — Public Records

Property tax history

+23.4%/yr

Latest (2025): $2,974 · +10.1% YoY. Source: county tax records.