803 Avenue C · Sweeny, TX 77480

$128,900

3 bd · 2.0 ba · 1,780 sqft · SingleFamily public records · 146 Days on market

Built 1965 Good condition 0.32 ac lot $72/sqft · 35% below area Est $198k · 35% under

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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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.6/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $113k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.0% 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 El (math 34% / reading 41%, grade F, #1,744 of 4,322 statewide, top 41%, 864 students, 67% FRL); Sweeny J H (math 29% / reading 36%, grade F, #947 of 1,662 statewide, top 58%, 445 students, 57% FRL); Sweeny H S (math 37% / reading 47%, grade F, #730 of 1,632 statewide, top 47%, 589 students, 51% FRL).
• Market conditions: 169 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 185d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• This rent runs 35% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($891 loan paydown + $13k 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% 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 $113,432 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.46% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.84%
• DSCR: 1.62
• GRM: 5.7

CMA / ARV

• ARV (median comp): $197,577
• List price: $128,900
• Delta: -34.76%
• 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
501 Avenue B	0.21mi	3/2.0	1,854 (+4%)	12mo	$240,000	$129	74
111 N Holly St	0.39mi	4/2.0 (+1)	1,790 (+1%)	8mo	$79,900	$45	70
904 Avenue C	0.10mi	3/2.0	1,520 (-15%)	7mo	$224,500	$148	65
312 N Orange St	0.45mi	4/2.5 (+1)	1,770 (-1%)	8mo	$199,900	$113	65
1008 Brockman St	0.42mi	3/1.5	1,858 (+4%)	11mo	$125,000	$67	62
206 N Orange St	0.37mi	4/2.0 (+1)	1,900 (+7%)	8mo	$229,000	$121	59
805 Alice St	0.48mi	3/2.0	1,556 (-13%)	0mo	$54,900	$35	56
703 N Elm St	0.70mi	4/2.0 (+1)	1,764 (-1%)	6mo	$230,000	$130	55
902 Brockman St	0.37mi	4/2.0 (+1)	1,608 (-10%)	8mo	$215,000	$134	54
708 Alice St	0.45mi	3/2.0	1,536 (-14%)	3mo	$215,000	$140	54
304 N Orange St	0.42mi	4/2.5 (+1)	1,549 (-13%)	11mo	$199,900	$129	43
310 N Orange St	0.44mi	4/2.5 (+1)	1,549 (-13%)	11mo	$199,900	$129	41

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: 34.5%
• Equity multiple: 3.68×
• Total profit: $96,857
• Equity at exit: $116,123

10-year hold

• IRR: 29.8%
• Equity multiple: 8.33×
• Total profit: $264,644
• Equity at exit: $250,424

Cash invested: $36,092 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 9 under contract
• Months of supply: 13.2 mo (8%/mo absorbed)
• Median asking: $239,900 ($127/sqft)
• Median days on market: 81 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -12.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77480

• Home prices YoY: 12.0%
• Active inventory: 169
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,876 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$336 /mo · $4,032/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $416

Break-even live

Break-even rent $1,349

Max offer price $128,900

Occupancy floor 73%

Sensitivity live

Price	-10% $489	-5% $453	+0% $416	+5% $380	+10% $343
Rent	-10% $268	-5% $342	+0% $416	+5% $490	+10% $565
Rate	-1.0pp $481	-0.5pp $449	base $416	+0.5pp $383	+1.0pp $349

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: $32,225
• Closing costs: $3,867
• Club membership (one-time): —
• 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	142d	1	0.18mi
303 Yaupon St Sweeny, TX	3.0	2.0	1642	$1,850	$1.13	184d	1	0.30mi
208 Silver Leaf St Sweeny, TX	3.0	2.0	1984	$2,400	$1.21	184d	1	0.47mi

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: No designated parking listed
• Utilities: Public waterPublic sewer
• Home design: Residential propertyBuilt in 1965Slab foundation
• Construction: Brick constructionComposition roof
• Exterior features: Located in a subdivisionLot 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 fireplaceTotal of 3 rooms

Listing history 50 events

1. 2026-11-08
   days on market $128,900 Active 146 DOM
2. 2026-11-07
   days on market $128,900 Active 145 DOM
3. 2026-11-06
   days on market $128,900 Active 144 DOM
4. 2026-11-05
   days on market $128,900 Active 143 DOM
5. 2026-11-04
   days on market $128,900 Active 142 DOM
6. 2026-11-02
   days on market $128,900 Active 140 DOM
7. 2026-11-01
   days on market $128,900 Active 139 DOM
8. 2026-10-31
   days on market $128,900 Active 138 DOM
9. 2026-10-30
   days on market $128,900 Active 137 DOM
10. 2026-10-30
    price $128,900 Active 136 DOM
11. 2026-10-29
    days on market $134,900 Active 136 DOM
12. 2026-10-28
    days on market $134,900 Active 135 DOM
13. 2026-10-27
    days on market $134,900 Active 134 DOM
14. 2026-10-26
    days on market $134,900 Active 133 DOM
15. 2026-10-25
    days on market $134,900 Active 132 DOM
16. 2026-10-24
    days on market $134,900 Active 131 DOM
17. 2026-10-23
    days on market $134,900 Active 130 DOM
18. 2026-10-22
    days on market $134,900 Active 129 DOM
19. 2026-10-22
    days on market $134,900 Active 128 DOM
20. 2026-10-20
    days on market $134,900 Active 127 DOM
21. 2026-10-19
    days on market $134,900 Active 126 DOM
22. 2026-10-18
    days on market $134,900 Active 125 DOM
23. 2026-10-17
    days on market $134,900 Active 124 DOM
24. 2026-10-16
    days on market $134,900 Active 123 DOM
25. 2026-10-15
    days on market $134,900 Active 122 DOM
26. 2026-10-14
    days on market $134,900 Active 121 DOM
27. 2026-10-13
    days on market $134,900 Active 120 DOM
28. 2026-10-12
    days on market $134,900 Active 119 DOM
29. 2026-10-11
    days on market $134,900 Active 118 DOM
30. 2026-10-10
    days on market $134,900 Active 117 DOM
31. 2026-10-09
    days on market $134,900 Active 116 DOM
32. 2026-10-08
    days on market $134,900 Active 115 DOM
33. 2026-10-07
    days on market $134,900 Active 114 DOM
34. 2026-10-06
    days on market $134,900 Active 113 DOM
35. 2026-10-05
    status $134,900 Active 112 DOM
36. 2026-10-03
    days on market $134,900 Pending 112 DOM
37. 2026-10-02
    days on market $134,900 Pending 111 DOM
38. 2026-10-01
    days on market $134,900 Pending 110 DOM
39. 2026-09-30
    days on market $134,900 Pending 109 DOM
40. 2026-09-28
    days on market $134,900 Pending 108 DOM
41. 2026-09-27
    days on market $134,900 Pending 107 DOM
42. 2026-09-26
    days on market $134,900 Pending 106 DOM
43. 2026-09-25
    statusdays on market $134,900 Pending 105 DOM
44. 2026-09-24
    days on market $134,900 Active 104 DOM
45. 2026-09-23
    days on market $134,900 Active 103 DOM
46. 2026-09-20
    days on market $134,900 Active 100 DOM
47. 2026-09-18
    days on market $134,900 Active 98 DOM
48. 2026-09-17
    days on market $134,900 Active 97 DOM
49. 2026-09-16
    days on market $134,900 Active 96 DOM
50. 2026-09-15
    days on market $134,900 Active 95 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: −$7,220
• − Property taxes: −$4,032
• − Insurance: −$644
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$3,750
• Taxable income: $3,263
• Est. tax owed @ 24.0%: −$783
• After-tax cash flow: $4,213/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $8,900–$26,700 screening

This 3-bedroom, 2-bath home is in good condition with recent updates, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value. ↑
• Both Trim landscaping — Improves curb appeal and value. ↑
• Both Install smart home features — Enhances convenience and marketability. ↑
• Both Add smart thermostat — Saves energy and appeals to buyers. ↑
• Both Install smart locks — Enhances security and convenience for buyers. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Sweeny El F TX #1,744/4,322 Nat'l #21,283/41,679 Middle Sweeny J H F TX #947/1,662 Nat'l #8,188/14,009 High Sweeny H S F TX #730/1,632 Nat'l #7,572/17,239

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

B Composite livability gradescore 71/100

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
• County: Brazoria · 420,414 people
• Metro: Houston-Pasadena-The Woodlands, TX
• Population (ZIP): 8,252
• Household income: $63,981
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 2% of renters

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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%

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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%
• Languages at home: 90% English-only · Spanish 9% Tagalog/Filipino 1%

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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

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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

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: No designated parking listed
• Utilities: Public waterPublic sewer
• Home design: Residential propertyBuilt in 1965Slab foundation
• Construction: Brick constructionComposition roof
• Exterior features: Located in a subdivisionLot 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 fireplaceTotal of 3 rooms

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.