1713 N Avenue H · Freeport, TX 77541

$110,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 172 Days on market

Built 1952 0.29 ac lot $138/sqft · 13% below area Est $127k · 13% under ↓ 37% since listing

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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 +13.6/30.0
• ARV discount +13.5/15.0
• DSCR +4.1/10.0
• 1% rule +4.0/10.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell quickly. Sold as is. Hurry, make offer before this one goes. Comes with detached covered parking in rear with alley access, for car or boats. Comes with a second vacant lot can build brand new home on or subdivide in future. Extra possible 3rd bedroom in the converted garage. Nice size covered back patio.

Key facts

• Covered parking
• Covered back patio
• Extra 3rd bedroom

Tags

• COVERED PARKING
• EXTRA 3RD BEDROOM
• COVERED BACK PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-61 ($-737/yr) — negative.
• To cash-flow at today's rent, offer at most $99k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (10.4% below list).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.1% in Freeport — 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 58/100 on livability (#1,205 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Brazosport ISD (suburban): math 43% / reading 41% proficiency, ranked #305 of 826 in TX (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Freeport Int (math 41% / reading 31%, grade F, #805 of 1,662 statewide, top 50%, 425 students, 86% FRL); Brazosport H S (math 40% / reading 27%, grade F, #1,011 of 1,632 statewide, top 63%, 948 students, 78% FRL) — zoned schools average 82% FRL vs 53% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 593 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 is only 18% of the median local income ($67k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 172 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $66/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $96,800 (12.0% 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 172 days. Have you received any prior offers? Is the seller open to a 12% 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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?
10. 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.
11. 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.
12. 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: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 9.3

CMA / ARV

• ARV (median comp): $126,886
• List price: $110,000
• Delta: -13.31%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
915 N Avenue C	0.66mi	3/1.0 (+1)	908 (+14%)	18mo	$110,000	$121	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.30×
• Total profit: $-21,672
• Equity at exit: $16,401

10-year hold

• IRR: -13.1%
• Equity multiple: 0.23×
• Total profit: $-23,649
• Equity at exit: $9,511

Cash invested: $30,800 (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 77541

• Home prices YoY: -29.3%
• Active inventory: 593
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $985 high
• Mortgage (P&I): −$577
• Tax from tax record: −$150 /mo · $1,806/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $-61

Break-even live

Break-even rent $1,063

Max offer price $99,153

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-30	+0% $-61	+5% $-93	+10% $-124
Rent	-10% $-139	-5% $-100	+0% $-61	+5% $-22	+10% $16
Rate	-1.0pp $-6	-0.5pp $-33	base $-61	+0.5pp $-90	+1.0pp $-119

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1901 North Avenue G Unit G Freeport, TX	2.0	1.0	528	$700	$1.33	45d	1	0.14mi
1702 Skinner St Freeport, TX	1.0–2.0	1.0–2.0	860	$800	$0.93	3d	1	0.49mi
902 North Avenue J Unit 103 Freeport, TX	1.0	1.0	620	$650	$1.05	21d	1	0.60mi
102 North Avenue A Unit A Freeport, TX	2.0	1.0	936	$995	$1.06	45d	1	1.24mi
310 Yaupon St Freeport, TX	1.0	1.0	650	$750	$1.15	45d	1	1.41mi
310 Yaupon St Unit ST101 Freeport, TX	1.0	1.0	650	$715	$1.10	26d	1	1.42mi
310 Yaupon St Unit ST604 Freeport, TX	2.0	1.0	850	$850	$1.00	45d	1	1.42mi
310 Yaupon St Unit ST402 Freeport, TX	3.0	1.0	1050	$1,150	$1.10	45d	1	1.42mi

Listing history 34 events

1. 2026-06-21
   days on market $110,000 Active 172 DOM
2. 2026-06-18
   days on market $110,000 Active 169 DOM
3. 2026-06-17
   days on market $110,000 Active 168 DOM
4. 2026-06-16
   days on market $110,000 Active 167 DOM
5. 2026-06-15
   days on market $110,000 Active 166 DOM
6. 2026-06-13
   days on market $110,000 Active 164 DOM
7. 2026-06-09
   days on market $110,000 Active 160 DOM
8. 2026-06-08
   days on market $110,000 Active 159 DOM
9. 2026-06-07
   days on market $110,000 Active 158 DOM
10. 2026-06-04
    days on market $110,000 Active 155 DOM
11. 2026-06-03
    days on market $110,000 Active 154 DOM
12. 2026-06-02
    days on market $110,000 Active 153 DOM
13. 2026-06-01
    days on market $110,000 Active 152 DOM
14. 2026-05-31
    days on market $110,000 Active 151 DOM
15. 2026-04-02
    price $110,000 328-char remark

    Show marketing remark (328 chars)

    Priced to sell quickly. Sold as is. Hurry, make offer before this one goes. Comes with detached covered parking in rear with alley access, for car or boats. Comes with a second vacant lot can build brand new home on or subdivide in future. Extra possible 3rd bedroom in the converted garage. Nice size covered back patio.

16. 2026-02-24
    price $104,000 328-char remark

    Show marketing remark (328 chars)

    Priced to sell quickly. Sold as is. Hurry, make offer before this one goes. Comes with detached covered parking in rear with alley access, for car or boats. Comes with a second vacant lot can build brand new home on or subdivide in future. Extra possible 3rd bedroom in the converted garage. Nice size covered back patio.

17. 2026-02-17
    price $105,000 328-char remark

    Show marketing remark (328 chars)

    Priced to sell quickly. Sold as is. Hurry, make offer before this one goes. Comes with detached covered parking in rear with alley access, for car or boats. Comes with a second vacant lot can build brand new home on or subdivide in future. Extra possible 3rd bedroom in the converted garage. Nice size covered back patio.

18. 2026-02-13
    price $106,000 328-char remark

    Show marketing remark (328 chars)

    Priced to sell quickly. Sold as is. Hurry, make offer before this one goes. Comes with detached covered parking in rear with alley access, for car or boats. Comes with a second vacant lot can build brand new home on or subdivide in future. Extra possible 3rd bedroom in the converted garage. Nice size covered back patio.

19. 2026-01-13
    price $109,000 328-char remark

    Show marketing remark (328 chars)

    Priced to sell quickly. Sold as is. Hurry, make offer before this one goes. Comes with detached covered parking in rear with alley access, for car or boats. Comes with a second vacant lot can build brand new home on or subdivide in future. Extra possible 3rd bedroom in the converted garage. Nice size covered back patio.

20. 2026-01-11
    price $110,000 328-char remark

    Show marketing remark (328 chars)

    Priced to sell quickly. Sold as is. Hurry, make offer before this one goes. Comes with detached covered parking in rear with alley access, for car or boats. Comes with a second vacant lot can build brand new home on or subdivide in future. Extra possible 3rd bedroom in the converted garage. Nice size covered back patio.

21. 2026-01-08
    price $111,000 328-char remark

    Show marketing remark (328 chars)

    Priced to sell quickly. Sold as is. Hurry, make offer before this one goes. Comes with detached covered parking in rear with alley access, for car or boats. Comes with a second vacant lot can build brand new home on or subdivide in future. Extra possible 3rd bedroom in the converted garage. Nice size covered back patio.

22. 2025-12-31
    listed $112,000 Active 328-char remark

    Show marketing remark (328 chars)

    Priced to sell quickly. Sold as is. Hurry, make offer before this one goes. Comes with detached covered parking in rear with alley access, for car or boats. Comes with a second vacant lot can build brand new home on or subdivide in future. Extra possible 3rd bedroom in the converted garage. Nice size covered back patio.

23. 2025-05-08
    soldstatus
24. 2025-05-07
    soldstatus Sold 397-char remark

    Show marketing remark (397 chars)

    Massive price drop! Hurry don't wait before this house is sold! . 287 acres on beautifully located double wide lot awaits your imagination. Can build a second home for living or extra rental income or expand to one large house on both lots! So much potential with nearby homes seeing many renovations top to bottom. Make this your dream home! * * * SOLD AS IS * * * Owner Occupied * * *

25. 2025-03-27
    status Pending 397-char remark

    Show marketing remark (397 chars)

    Massive price drop! Hurry don't wait before this house is sold! . 287 acres on beautifully located double wide lot awaits your imagination. Can build a second home for living or extra rental income or expand to one large house on both lots! So much potential with nearby homes seeing many renovations top to bottom. Make this your dream home! * * * SOLD AS IS * * * Owner Occupied * * *

26. 2025-02-12
    status Pending, Continue to Show 397-char remark

    Show marketing remark (397 chars)

    Massive price drop! Hurry don't wait before this house is sold! . 287 acres on beautifully located double wide lot awaits your imagination. Can build a second home for living or extra rental income or expand to one large house on both lots! So much potential with nearby homes seeing many renovations top to bottom. Make this your dream home! * * * SOLD AS IS * * * Owner Occupied * * *

27. 2025-02-06
    status Active 397-char remark

    Show marketing remark (397 chars)

    Massive price drop! Hurry don't wait before this house is sold! . 287 acres on beautifully located double wide lot awaits your imagination. Can build a second home for living or extra rental income or expand to one large house on both lots! So much potential with nearby homes seeing many renovations top to bottom. Make this your dream home! * * * SOLD AS IS * * * Owner Occupied * * *

28. 2025-01-31
    historical 397-char remark

    Show marketing remark (397 chars)

    Massive price drop! Hurry don't wait before this house is sold! . 287 acres on beautifully located double wide lot awaits your imagination. Can build a second home for living or extra rental income or expand to one large house on both lots! So much potential with nearby homes seeing many renovations top to bottom. Make this your dream home! * * * SOLD AS IS * * * Owner Occupied * * *

29. 2024-12-26
    price $125,000 397-char remark

    Show marketing remark (397 chars)

    Massive price drop! Hurry don't wait before this house is sold! . 287 acres on beautifully located double wide lot awaits your imagination. Can build a second home for living or extra rental income or expand to one large house on both lots! So much potential with nearby homes seeing many renovations top to bottom. Make this your dream home! * * * SOLD AS IS * * * Owner Occupied * * *

30. 2024-12-11
    price $149,000 397-char remark

    Show marketing remark (397 chars)

    Massive price drop! Hurry don't wait before this house is sold! . 287 acres on beautifully located double wide lot awaits your imagination. Can build a second home for living or extra rental income or expand to one large house on both lots! So much potential with nearby homes seeing many renovations top to bottom. Make this your dream home! * * * SOLD AS IS * * * Owner Occupied * * *

31. 2024-10-09
    price $159,000 397-char remark

    Show marketing remark (397 chars)

    Massive price drop! Hurry don't wait before this house is sold! . 287 acres on beautifully located double wide lot awaits your imagination. Can build a second home for living or extra rental income or expand to one large house on both lots! So much potential with nearby homes seeing many renovations top to bottom. Make this your dream home! * * * SOLD AS IS * * * Owner Occupied * * *

32. 2024-07-29
    price $169,000 397-char remark

    Show marketing remark (397 chars)

    Massive price drop! Hurry don't wait before this house is sold! . 287 acres on beautifully located double wide lot awaits your imagination. Can build a second home for living or extra rental income or expand to one large house on both lots! So much potential with nearby homes seeing many renovations top to bottom. Make this your dream home! * * * SOLD AS IS * * * Owner Occupied * * *

33. 2024-06-28
    listed $173,500 Active 397-char remark

    Show marketing remark (397 chars)

    Massive price drop! Hurry don't wait before this house is sold! . 287 acres on beautifully located double wide lot awaits your imagination. Can build a second home for living or extra rental income or expand to one large house on both lots! So much potential with nearby homes seeing many renovations top to bottom. Make this your dream home! * * * SOLD AS IS * * * Owner Occupied * * *

34. 2003-07-10
    soldstatus

ⓘ 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: $1,806 · $150/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$207/yr (+$17/mo · 11.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 60% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥113°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: $11,821
• − Mortgage interest: −$6,162
• − Property taxes: −$1,806
• − Insurance: −$1,348
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$3,200
• Taxable loss: −$2,585
• Est. tax savings @ 24.0%: +$620
• After-tax cash flow: $-116/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: Brazosport ISD
• NCES district ID: 4811190
• Math proficiency: 43% ▼ -6.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $57,024
• Composite: 36.84/100
• National rank: #4557
• State rank: #305 of 826 in TX

Livability — Freeport

• Score: 58/100
• State rank: #1205
• US rank: #21044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freeport, TX
• County: Brazoria County · 374,982 people
• City population: 16,996
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 16,996
• Household income: $66,507
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 354.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 47% White 38% Two or more races 23% Black 12%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 71% English-only · Spanish 29%

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: ▼ -110.12%
• Current HPI: 265.9301
• Rent YoY: —
• 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

-36.6% since first listed

20 events — show timeline

• 2026-04-02 Price Changed $110,000 HARMLS
• 2026-02-24 Price Changed $104,000 HARMLS
• 2026-02-17 Price Changed $105,000 HARMLS
• 2026-02-13 Price Changed $106,000 HARMLS
• 2026-01-13 Price Changed $109,000 HARMLS
• 2026-01-11 Price Changed $110,000 HARMLS
• 2026-01-08 Price Changed $111,000 HARMLS
• 2025-12-31 Listed $112,000 HARMLS
• 2025-05-08 Sold (Public Records) — Public Records
• 2025-05-07 Sold (MLS) — HARMLS
• 2025-03-27 Pending — HARMLS
• 2025-02-12 Pending — HARMLS
• 2025-02-06 Relisted — HARMLS
• 2025-01-31 Listing Removed — HARMLS
• 2024-12-26 Price Changed $125,000 HARMLS
• 2024-12-11 Price Changed $149,000 HARMLS
• 2024-10-09 Price Changed $159,000 HARMLS
• 2024-07-29 Price Changed $169,000 HARMLS
• 2024-06-28 Listed $173,500 HARMLS
• 2003-07-10 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,806 · +8.2% YoY. Source: county tax records.