406 S 7th St · Alvin, TX 77511

$170,000

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 95 Days on market

Built 1964 0.26 ac lot $179/sqft · at area comps Est $176k · at est.

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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).

• Cash flow +13.9/30.0
• ARV discount +9.0/15.0
• DSCR +4.2/10.0
• 1% rule +4.0/10.0
• 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 MLS

CHARMING TWO-BEDROOM HOME THAT HAS BEEN BEAUTIFULLY UPDATED AND IS MOVE-IN READY. SITUATED ON A DESIRABLE CORNER LOT, THIS PROPERTY OFFERS A HUGE YARD WITH PLEANTY OF SPACE FOR OUTDOOR ACTIVITIES, GARDENING, OR ENTERTAINING. THE HOME FEATURES TWO STORAGE BUILDINGS, PROVIDING AMPLE ROOM FOR TOOLS, EQUIPMENT, OR ADDITIONAL STORAGE NEEDS. A LARGE, NEWLY ADDED CARPORT OFFERS CONVENIENT COVERED PARKING. THIS PROPERTY COMBINES COMFORT FUNCTIONALITY AND SPACE. PERFECT FOR HOMEOWNERS LOOKING FOR BOTH INDOOR AND OUTDOOR VERSATILITY. ALL MEASUREMENTS, INCLUDING SQUARE FOOTAGE AND ROOM DIMENSIONS ARE APPROXIMATE. BUYER AND BUYERS AGENT TO INDEPENDENTLY VERIFY ALL INFORMATION.

Key facts

• Huge yard
• Newly added carport
• Corner lot

Tags

• CORNER LOT
• HUGE YARD
• TWO STORAGE BUILDINGS
• NEWLY ADDED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $20 ($236/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (9.9% below list).
• Recommended offer: $153k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: schools D-, amenities F, commute 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.
• Market conditions: Rents rising (+1.9%/yr); 599 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,173 (9.9% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 9.2

CMA / ARV

• ARV (median comp): $175,933
• List price: $170,000
• Delta: -3.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1305 Fairview Dr	0.32mi	2/1.0	944 (-1%)	10mo	$165,000	$175	75
1301 Fairview Dr	0.33mi	2/1.0	879 (-8%)	1mo	$189,900	$216	71
318 N 4th St	0.43mi	2/1.0	949 (-0%)	10mo	$189,900	$200	71
1009 W Snyder St	0.61mi	2/1.0	976 (+2%)	0mo	$170,000	$174	67
918 W Lang St	0.53mi	2/1.0	878 (-8%)	6mo	$309,750	$353	57
1401 W Snyder St	0.42mi	3/1.0 (+1)	1,029 (+8%)	13mo	$170,000	$165	51
1109 Hampton Cir	0.49mi	3/1.5 (+1)	1,058 (+11%)	4mo	$216,990	$205	48
1311 College Dr	0.52mi	3/1.0 (+1)	875 (-8%)	15mo	$170,000	$194	45

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-27,984
• Equity at exit: $25,348

10-year hold

• IRR: -10.8%
• Equity multiple: 0.38×
• Total profit: $-29,529
• Equity at exit: $14,698

Cash invested: $47,600 (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: 599
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,532 high
• Mortgage (P&I): −$891
• Tax from tax record: −$228 /mo · $2,737/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $20

Break-even live

Break-even rent $1,507

Max offer price $170,000

Occupancy floor 94%

Sensitivity live

Price	-10% $116	-5% $68	+0% $20	+5% $-28	+10% $-77
Rent	-10% $-101	-5% $-41	+0% $20	+5% $80	+10% $141
Rate	-1.0pp $105	-0.5pp $63	base $20	+0.5pp $-24	+1.0pp $-69

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1521 W Blum St Alvin, TX	2.0	2.0	1044	$1,650	$1.58	26d	1	0.13mi
1521 W Blum St Alvin, TX	2.0	2.0	1044	$1,650	$1.58	0d	1	0.13mi
1318 W Blum St Alvin, TX	2.0	1.0	768	$1,200	$1.56	45d	1	0.26mi
410 S 2nd St Alvin, TX	2.0	1.0	800	$1,020	$1.27	17d	2	0.32mi
13298 County Road 190 Alvin, TX	3.0	1.0	1100	$1,800	$1.64	26d	1	0.42mi
13304 County Road 190 Alvin, TX	3.0	1.0	1100	$1,800	$1.64	17d	1	0.42mi
1607 W South St Alvin, TX	2.0	1.0	808	$975	$1.21	45d	1	0.77mi
821 E House St Alvin, TX	1.0	1.0	615	$925	$1.50	0d	5	1.49mi

Listing history 21 events

1. 2026-06-21
   days on market $170,000 Active 95 DOM
2. 2026-06-18
   days on market $170,000 Active 92 DOM
3. 2026-06-17
   days on market $170,000 Active 91 DOM
4. 2026-06-16
   days on market $170,000 Active 90 DOM
5. 2026-06-15
   days on market $170,000 Active 89 DOM
6. 2026-06-13
   days on market $170,000 Active 87 DOM
7. 2026-06-13
   days on market $170,000 Active 86 DOM
8. 2026-06-09
   days on market $170,000 Active 83 DOM
9. 2026-06-08
   days on market $170,000 Active 82 DOM
10. 2026-06-07
    days on market $170,000 Active 81 DOM
11. 2026-06-04
    days on market $170,000 Active 78 DOM
12. 2026-06-03
    days on market $170,000 Active 77 DOM
13. 2026-06-02
    days on market $170,000 Active 76 DOM
14. 2026-06-01
    days on market $170,000 Active 75 DOM
15. 2026-05-31
    days on market $170,000 Active 74 DOM
16. 2026-05-13
    price $170,000 673-char remark

    Show marketing remark (673 chars)

    CHARMING TWO-BEDROOM HOME THAT HAS BEEN BEAUTIFULLY UPDATED AND IS MOVE-IN READY. SITUATED ON A DESIRABLE CORNER LOT, THIS PROPERTY OFFERS A HUGE YARD WITH PLEANTY OF SPACE FOR OUTDOOR ACTIVITIES, GARDENING, OR ENTERTAINING. THE HOME FEATURES TWO STORAGE BUILDINGS, PROVIDING AMPLE ROOM FOR TOOLS, EQUIPMENT, OR ADDITIONAL STORAGE NEEDS. A LARGE, NEWLY ADDED CARPORT OFFERS CONVENIENT COVERED PARKING. THIS PROPERTY COMBINES COMFORT FUNCTIONALITY AND SPACE. PERFECT FOR HOMEOWNERS LOOKING FOR BOTH INDOOR AND OUTDOOR VERSATILITY. ALL MEASUREMENTS, INCLUDING SQUARE FOOTAGE AND ROOM DIMENSIONS ARE APPROXIMATE. BUYER AND BUYERS AGENT TO INDEPENDENTLY VERIFY ALL INFORMATION.

17. 2026-03-18
    listed $179,900 Active 673-char remark

    Show marketing remark (673 chars)

    CHARMING TWO-BEDROOM HOME THAT HAS BEEN BEAUTIFULLY UPDATED AND IS MOVE-IN READY. SITUATED ON A DESIRABLE CORNER LOT, THIS PROPERTY OFFERS A HUGE YARD WITH PLEANTY OF SPACE FOR OUTDOOR ACTIVITIES, GARDENING, OR ENTERTAINING. THE HOME FEATURES TWO STORAGE BUILDINGS, PROVIDING AMPLE ROOM FOR TOOLS, EQUIPMENT, OR ADDITIONAL STORAGE NEEDS. A LARGE, NEWLY ADDED CARPORT OFFERS CONVENIENT COVERED PARKING. THIS PROPERTY COMBINES COMFORT FUNCTIONALITY AND SPACE. PERFECT FOR HOMEOWNERS LOOKING FOR BOTH INDOOR AND OUTDOOR VERSATILITY. ALL MEASUREMENTS, INCLUDING SQUARE FOOTAGE AND ROOM DIMENSIONS ARE APPROXIMATE. BUYER AND BUYERS AGENT TO INDEPENDENTLY VERIFY ALL INFORMATION.

18. 2025-09-22
    soldstatus Closed 391-char remark

    Show marketing remark (391 chars)

    Investor special! This 2-bedroom, 1-bath home at 406 7th St., is being sold AS-IS. The property needs significant repairs and updates but offers great potential for a full renovation. Located in a quiet, established neighborhood with easy access to downtown Alvin, this is a prime opportunity for investors or builders looking for their next project. Bring your vision and make it your own!

19. 2025-09-22
    soldstatus

    Show marketing remark (391 chars)

    Investor special! This 2-bedroom, 1-bath home at 406 7th St., is being sold AS-IS. The property needs significant repairs and updates but offers great potential for a full renovation. Located in a quiet, established neighborhood with easy access to downtown Alvin, this is a prime opportunity for investors or builders looking for their next project. Bring your vision and make it your own!

20. 2025-09-05
    status Pending 391-char remark

    Show marketing remark (391 chars)

    Investor special! This 2-bedroom, 1-bath home at 406 7th St., is being sold AS-IS. The property needs significant repairs and updates but offers great potential for a full renovation. Located in a quiet, established neighborhood with easy access to downtown Alvin, this is a prime opportunity for investors or builders looking for their next project. Bring your vision and make it your own!

21. 2025-07-22
    listed $125,000 Active 391-char remark

    Show marketing remark (391 chars)

    Investor special! This 2-bedroom, 1-bath home at 406 7th St., is being sold AS-IS. The property needs significant repairs and updates but offers great potential for a full renovation. Located in a quiet, established neighborhood with easy access to downtown Alvin, this is a prime opportunity for investors or builders looking for their next project. Bring your vision and make it your own!

ⓘ 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: $2,737 · $228/mo
• Projected year-2 tax: $3,111 · $259/mo
• Expected delta: +$374/yr (+$31/mo · 13.7%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 6% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 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: $18,381
• − Mortgage interest: −$9,523
• − Property taxes: −$2,737
• − Insurance: −$850
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$4,945
• Taxable loss: −$2,615
• Est. tax savings @ 24.0%: +$628
• After-tax cash flow: $864/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

+36.0% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $170,000 HARMLS
• 2026-03-18 Listed $179,900 HARMLS
• 2025-09-22 Sold (Public Records) — Public Records
• 2025-09-22 Sold (MLS) — HARMLS
• 2025-09-05 Pending — HARMLS
• 2025-07-22 Listed $125,000 HARMLS

Property tax history

+5.4%/yr

Latest (2025): $2,737 · +9.2% YoY. Source: county tax records.