803 Avenue C · Sweeny, TX 77480

$149,900

3 bd · 2.0 ba · 1,780 sqft · SingleFamily public records · 7 Days on market

Built 1965 0.32 ac lot Est $230k · 35% under

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Why this score? — see what drove the B+ 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 +24.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.8/10.0
• 1% rule +7.5/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 803 Ave C, a 3-bedroom, 2-bath home that blends comfort and functionality at every turn. Step inside to an open kitchen layout with ample cabinet and pantry space — perfect for cooking, hosting, and everyday living. The oversized primary bedroom is a true retreat, complete with a private sitting room ideal for a home office, reading nook, or quiet escape. Out back, the large garage offers serious versatility, easily converting into a workshop for hobbies, projects, or extra storage. With room to spread out inside and out, this one checks all the boxes. Schedule your private showing today!

Key facts

• Private sitting room
• Large garage
• Ample cabinet space

Tags

• OPEN KITCHEN LAYOUT
• AMPLE CABINET SPACE
• PRIVATE SITTING ROOM
• LARGE GARAGE
• VERSATILE WORKSHOP

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: No designated parking listed
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1965; Slab foundation
• Construction: Brick construction; Composition roof
• Exterior features: Located in a subdivision; Lot size about 0.32 acre

Interior

• Bedrooms: Primary bedroom on the first floor (approx. 26'10" x 12'0"); Bedroom on the first floor (approx. 14'0" x 19'8"); Bedroom on the first floor (approx. 11'11" x 12'8")
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: One fireplace; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.7% 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.
• Zoned schools: Sweeny H S (math 37% / reading 47%, grade F, #730 of 1,632 statewide, top 47%, 589 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 113 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: 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 $149,900

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.51%
• DSCR: 1.38
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $229,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 Avenue B	0.21mi	3/2.0	1,854 (+4%)	7mo	$240,000	$129	77
111 N Holly St	0.39mi	4/2.0 (+1)	1,790 (+1%)	3mo	$79,900	$45	73
904 Avenue C	0.10mi	3/2.0	1,520 (-15%)	3mo	$224,500	$148	69
312 N Orange St	0.45mi	4/2.5 (+1)	1,770 (-1%)	3mo	$199,900	$113	68
401 S Fig St	0.14mi	3/2.0	1,592 (-11%)	10mo	$199,900	$126	68
1008 Brockman St	0.42mi	3/1.5	1,858 (+4%)	6mo	$125,000	$67	66
206 N Orange St	0.37mi	4/2.0 (+1)	1,900 (+7%)	4mo	$229,000	$121	63
703 N Elm St	0.70mi	4/2.0 (+1)	1,764 (-1%)	2mo	$230,000	$130	59
902 Brockman St	0.37mi	4/2.0 (+1)	1,608 (-10%)	4mo	$215,000	$134	58
1103 E 7th St	0.68mi	3/2.0	1,667 (-6%)	12mo	$283,500	$170	48
304 N Orange St	0.42mi	4/2.5 (+1)	1,549 (-13%)	6mo	$199,900	$129	47
310 N Orange St	0.44mi	4/2.5 (+1)	1,549 (-13%)	7mo	$199,900	$129	45

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: 30.5%
• Equity multiple: 3.40×
• Total profit: $100,707
• Equity at exit: $135,042

10-year hold

• IRR: 26.4%
• Equity multiple: 7.72×
• Total profit: $281,902
• Equity at exit: $291,223

Cash invested: $41,972 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,876 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$336 /mo · $4,032/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $297

Break-even live

Break-even rent $1,499

Max offer price $149,900

Occupancy floor 79%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 Avenue C Unit C Sweeny, TX	3.0	2.0	1691	$1,700	$1.01	1d	1	0.18mi
303 Yaupon St Sweeny, TX	3.0	2.0	1642	$1,850	$1.13	43d	1	0.30mi
208 Silver Leaf St Sweeny, TX	3.0	2.0	1984	$2,400	$1.21	43d	1	0.47mi

Listing history 7 events

1. 2026-06-19
   days on market $149,900 Active 7 DOM
2. 2026-06-18
   days on market $149,900 Active 6 DOM
3. 2026-06-17
   days on market $149,900 Active 5 DOM
4. 2026-06-16
   days on market $149,900 Active 4 DOM
5. 2026-06-15
   days on market $149,900 Active 3 DOM
6. 2026-06-12
   remarks 606-char remark
7. 2026-06-12
   listed $149,900 Active 1 DOM

ⓘ 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: $4,032 · $336/mo
• Projected year-2 tax: $4,032 · $336/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,512
• − Mortgage interest: −$8,397
• − Property taxes: −$4,032
• − Insurance: −$750
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$4,361
• Taxable income: $1,371
• Est. tax owed @ 24.0%: −$329
• After-tax cash flow: $3,241/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

• Census place: Sweeny, TX
• 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

1 event — show timeline

• 2026-06-12 Listed $149,900 HARMLS

Property tax history

+4.0%/yr

Latest (2025): $4,032 · +13.4% YoY. Source: county tax records.