2832 County Road 310 · Jones Creek, TX 77422

$96,029

2 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 132 Days on market

Built 1952 1.00 ac lot $90/sqft · 76% below area

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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 +29.2/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MINI FARM! We just listed this charming two-bedroom, two-bathroom home in Brazoria, Texas. This property sits on ONE ACRE of land and features a detached garage, private water well, and an animal stable. Great opportunity to have your own personal MINI FARM! The home still needs some work but has had some foundation repairs and has a new roof. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home. When you call be sure and ask about other properties that we may have available in the Brazoria Area.

Key facts

• Animal stable
• Foundation repairs
• One acre

Tags

• ONE ACRE
• DETACHED GARAGE
• PRIVATE WATER WELL
• ANIMAL STABLE
• FOUNDATION REPAIRS
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $80k (17.0% below list).
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $80k (17.0% below list) — sets the bar for cash-flow.
• Cap rate 10.5% 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.
• 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.
• Market conditions: 212 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 $10k of equity ($664 loan paydown + $10k 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 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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: flood insurance adds $427/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $79,700 (17.0% 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 132 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.33% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.91%
• DSCR: 1.66
• GRM: 6.2

CMA / ARV

• ARV (median comp): $398,109
• List price: $96,029
• Delta: -75.88%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.5%
• Equity multiple: 2.74×
• Total profit: $46,703
• Equity at exit: $86,511

10-year hold

• IRR: 19.5%
• Equity multiple: 6.31×
• Total profit: $142,740
• Equity at exit: $186,563

Cash invested: $26,888 (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 77422

• Home prices YoY: 5.1%
• Active inventory: 212
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$504
• Tax from tax record: −$135 /mo · $1,615/yr
• Insurance: −$40
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $-92

Break-even live

Break-even rent $1,398

Max offer price $79,700

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-65	+0% $-92	+5% $-120	+10% $-147
Rent	-10% $-194	-5% $-143	+0% $-92	+5% $-42	+10% $9
Rate	-1.0pp $-44	-0.5pp $-68	base $-92	+0.5pp $-117	+1.0pp $-143

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: $24,007
• Closing costs: $2,881
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $96,029 Active 132 DOM
2. 2026-06-18
   days on market $96,029 Active 129 DOM
3. 2026-06-17
   days on market $96,029 Active 128 DOM
4. 2026-06-16
   days on market $96,029 Active 127 DOM
5. 2026-06-15
   days on market $96,029 Active 126 DOM
6. 2026-06-13
   days on market $96,029 Active 124 DOM
7. 2026-06-13
   days on market $96,029 Active 123 DOM
8. 2026-06-09
   days on market $96,029 Active 120 DOM
9. 2026-06-08
   days on market $96,029 Active 119 DOM
10. 2026-06-07
    days on market $96,029 Active 118 DOM
11. 2026-06-04
    days on market $96,029 Active 115 DOM
12. 2026-06-03
    days on market $96,029 Active 114 DOM
13. 2026-06-02
    days on market $96,029 Active 113 DOM
14. 2026-06-01
    days on market $96,029 Active 112 DOM
15. 2026-05-31
    days on market $96,029 Active 111 DOM
16. 2026-02-09
    listed $96,029 Active 672-char remark

    Show marketing remark (672 chars)

    MINI FARM! We just listed this charming two-bedroom, two-bathroom home in Brazoria, Texas. This property sits on ONE ACRE of land and features a detached garage, private water well, and an animal stable. Great opportunity to have your own personal MINI FARM! The home still needs some work but has had some foundation repairs and has a new roof. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home. When you call be sure and ask about other properties that we may have available in the Brazoria Area.

17. 2016-12-08
    soldstatus
18. 2016-04-08
    soldstatus
19. 2016-02-03
    historical 184-char remark

    Show marketing remark (184 chars)

    1 story handyman special consists of 2 bedrooms and 2 baths, and it comes with a large car garage, a private water well, and an animal stable. Great opportunity to have your farm here!

20. 2016-02-01
    soldstatus Sold 184-char remark

    Show marketing remark (184 chars)

    1 story handyman special consists of 2 bedrooms and 2 baths, and it comes with a large car garage, a private water well, and an animal stable. Great opportunity to have your farm here!

21. 2015-12-29
    status Option Pending 184-char remark

    Show marketing remark (184 chars)

    1 story handyman special consists of 2 bedrooms and 2 baths, and it comes with a large car garage, a private water well, and an animal stable. Great opportunity to have your farm here!

22. 2015-05-06
    status Active 184-char remark

    Show marketing remark (184 chars)

    1 story handyman special consists of 2 bedrooms and 2 baths, and it comes with a large car garage, a private water well, and an animal stable. Great opportunity to have your farm here!

23. 2015-04-28
    status Pending, Continue to Show 184-char remark

    Show marketing remark (184 chars)

    1 story handyman special consists of 2 bedrooms and 2 baths, and it comes with a large car garage, a private water well, and an animal stable. Great opportunity to have your farm here!

24. 2015-04-10
    status Option Pending 184-char remark

    Show marketing remark (184 chars)

    1 story handyman special consists of 2 bedrooms and 2 baths, and it comes with a large car garage, a private water well, and an animal stable. Great opportunity to have your farm here!

25. 2015-04-07
    listed $49,900 Active 184-char remark

    Show marketing remark (184 chars)

    1 story handyman special consists of 2 bedrooms and 2 baths, and it comes with a large car garage, a private water well, and an animal stable. Great opportunity to have your farm here!

ⓘ 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: $1,615 · $135/mo
• Projected year-2 tax: $1,757 · $146/mo
• Expected delta: +$143/yr (+$12/mo · 8.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 73% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥115°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,376
• − Mortgage interest: −$5,379
• − Property taxes: −$1,615
• − Insurance: −$5,599
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$2,794
• Taxable loss: −$2,470
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $-516/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 — 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

• Population (ZIP): 14,548

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 21% Two or more races 15% Black 10%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 13%

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: ▲ 14.41%
• Current HPI: 296.0632
• 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

+92.4% since first listed

10 events — show timeline

• 2026-02-09 Listed $96,029 HARMLS
• 2016-12-08 Sold (Public Records) — Public Records
• 2016-04-08 Sold (Public Records) — Public Records
• 2016-02-03 Listing Removed — HARMLS
• 2016-02-01 Sold (MLS) — HARMLS
• 2015-12-29 Pending — HARMLS
• 2015-05-06 Relisted — HARMLS
• 2015-04-28 Pending — HARMLS
• 2015-04-10 Pending — HARMLS
• 2015-04-07 Listed $49,900 HARMLS

Property tax history

+4.9%/yr

Latest (2025): $1,615 · +3.3% YoY. Source: county tax records.