222 E Southland Ave · Alvin, TX 77511

$74,900

4 bd · 3.0 ba · 2,372 sqft · SingleFamily public records · 13 Days on market

Built 1950 0.41 ac lot ↓ 37% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 222 E Southland, a charming fixer upper located in the heart of Alvin, Texas. This home is ready for updates and repairs. Situated on a generously sized lot, the property provides ample outdoor space for gardening, entertaining, or future improvements. Conveniently located near local schools, parks, shopping, and dining, with easy access to Highway 35 for commuting to Houston and surrounding areas, this property combines small-town charm with everyday convenience.

Key facts

• Ample outdoor space
• Generously sized lot
• Conveniently located

Tags

• GENEROUSLY SIZED LOT
• AMPLE OUTDOOR SPACE
• CONVENIENTLY LOCATED
• EASY ACCESS TO HIGHWAY 35

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 23.3% vs local median 2.7% in Alvin — 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 65/100 on livability (#704 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Alvin ISD (suburban): math 39% / reading 48% proficiency, ranked #255 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alvin H S (math 35% / reading 48%, grade F, #767 of 1,632 statewide, top 47%, 2,821 students, 65% FRL) — zoned schools average 65% FRL vs 48% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 598 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).
• This rent runs 32% of the median local income ($75k/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 $518 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $74,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.67% ✓
• Cap rate: 23.33%
• Cash-on-cash: 60.85%
• DSCR: 3.71
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $303,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 W Cleveland St	0.39mi	3/2.0 (-1)	2,277 (-4%)	8mo	$200,000	$88	59
316 W Lang St	0.53mi	3/2.0 (-1)	2,268 (-4%)	2mo	$298,000	$131	57
815 Iwo St	0.61mi	4/2.5	2,459 (+4%)	9mo	$219,900	$89	56
605 Bellaire Cir	0.34mi	4/2.5	2,114 (-11%)	10mo	$270,000	$128	56
412 W Sidnor St	0.65mi	4/3.0	2,570 (+8%)	6mo	$415,000	$161	51
504 S Jackson St	0.60mi	3/2.0 (-1)	2,296 (-3%)	8mo	$270,000	$118	51
1219 S Beauregard St	0.58mi	3/2.0 (-1)	2,420 (+2%)	14mo	$300,000	$124	49
618 W Lang St	0.63mi	4/2.5	2,620 (+10%)	8mo	$299,950	$114	44
3 Palm Cir	0.34mi	4/2.0	2,044 (-14%)	19mo	$285,000	$139	41
517 W Sidnor St	0.66mi	3/2.0 (-1)	2,126 (-10%)	10mo	$475,000	$223	35
1728 Glenview Dr	0.68mi	5/2.5 (+1)	2,662 (+12%)	16mo	$229,900	$86	28
1053 Great Barracuda Ln	0.75mi	4/2.0	2,035 (-14%)	19mo	$324,990	$160	21

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 · 1.87% rent growth · sell at horizon

5-year hold

• IRR: 58.4%
• Equity multiple: 3.54×
• Total profit: $53,370
• Equity at exit: $11,168

10-year hold

• IRR: 62.8%
• Equity multiple: 6.95×
• Total profit: $124,780
• Equity at exit: $6,476

Cash invested: $20,972 (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 77511

• Home prices YoY: -18.6%
• Rents YoY: 1.9%
• Active inventory: 598
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,001 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $1,063

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 42%

Sensitivity live

Price	-10% $1,115	-5% $1,089	+0% $1,063	+5% $1,037	+10% $1,012
Rent	-10% $905	-5% $984	+0% $1,063	+5% $1,142	+10% $1,221
Rate	-1.0pp $1,101	-0.5pp $1,082	base $1,063	+0.5pp $1,044	+1.0pp $1,024

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 Pinto Pass Alvin, TX	4.0	2.5	2131	$2,400	$1.13	44d	1	1.25mi

Listing history 12 events

1. 2026-01-21
   status Pending
2. 2026-01-07
   listed $74,900 Active
3. 2025-06-02
   historical
4. 2025-05-29
   price $99,400
5. 2025-05-14
   price $115,400
6. 2025-04-29
   price $134,100
7. 2025-04-11
   listed $159,000 Active
8. 2006-08-01
   soldstatus
9. 2005-12-08
   soldstatus
10. 2004-07-21
    historical
11. 2004-06-10
    listed $119,500
12. 2002-08-16
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $24,015
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − Depreciation: −$2,179
• Taxable income: $12,300
• Est. tax owed @ 24.0%: −$2,952
• After-tax cash flow: $9,808/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: Alvin ISD
• NCES district ID: 4808090
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $66,740
• Composite: 38.96/100
• National rank: #4080
• State rank: #255 of 826 in TX

Livability — Alvin

• Score: 65/100
• State rank: #704
• US rank: #13148

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alvin, TX
• County: Brazoria County · 374,982 people
• City population: 51,892
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 51,892
• Household income: $74,939
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 923.0

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 0.58)
• Race & ethnicity: White 50% Hispanic / Latino 41% Two or more races 21% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 1%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 71% English-only · Spanish 27% Other Asian/Pacific 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: ▼ -63.72%
• Current HPI: 278.5745
• Rent YoY: ▲ 1.87%
• 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

-37.3% since first listed

12 events — show timeline

• 2026-01-21 Pending — HARMLS
• 2026-01-07 Listed $74,900 HARMLS
• 2025-06-02 Listing Removed — HARMLS
• 2025-05-29 Price Changed $99,400 HARMLS
• 2025-05-14 Price Changed $115,400 HARMLS
• 2025-04-29 Price Changed $134,100 HARMLS
• 2025-04-11 Listed $159,000 HARMLS
• 2006-08-01 Sold (Public Records) — Public Records
• 2005-12-08 Sold (Public Records) — Public Records
• 2004-07-21 Listing Removed — HARMLS
• 2004-06-10 Listed $119,500 HARMLS
• 2002-08-16 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $6,305 · +9.2% YoY. Source: county tax records.