207 Stockman St · Sweeny, TX 77480

$199,500

3 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 49 Days on market

Built 1954 0.27 ac lot $143/sqft · 10% above area Est $182k · 10% over

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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 +11.8/30.0
• Appreciation +10.0/10.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• ARV discount +3.2/15.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to 207 Stockman, located in the heart of Sweeny Texas. This stunning 3 bed, 2 bath home has been tastefully renovated from the inside out. With electrical, plumbing, windows, flooring, and so much moe, this home checks all the boxes. From its resort style finishes, to its grand primary en-suit this home is move in ready and waiting for you to call it home. Give us a call today to schedule your private showing before it’s gone!

Key facts

• Tastefully renovated
• Move in ready
• 0.27 acre lot

Tags

• TASTEFULLY RENOVATED
• RESORT STYLE FINISHES
• GRAND PRIMARY EN-SUIT
• MOVE IN READY

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached carport; Carport (1 space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (First floor living areas); Facing information not provided
• Construction: Cement siding; Block foundation; Composition roof; Built in 1954
• Exterior features: Fully fenced yard; Porch; Corner lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Breakfast bar
• Bedrooms: Primary bedroom (First floor) — approx. 15'1" x 13'8"; Bedroom (First floor) — approx. 12' x 11'7"; Bedroom (First floor) — approx. 11'3" x 15'1"
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; Double vanity; Soaking tub and separate shower
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Double vanity; Entrance foyer; Kitchen/family room combo; Soaking tub; Separate shower; Ceiling fans; Kitchen/dining combo; Programmable thermostat; Insulated doors; Low emissivity windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-56 ($-671/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (11.7% below list).
• Recommended offer: $176k (11.7% below list) — sets the bar for 1% rule.

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: 113 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $58k; list at $200k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $176,211 (11.7% 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 49 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.88% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 9.4

CMA / ARV

• ARV (median comp): $181,969
• List price: $199,500
• Delta: 9.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 Avenue C	0.09mi	3/2.0	1,520 (+9%)	3mo	$224,500	$148	74
1111 Avenue B	0.23mi	3/1.5	1,495 (+7%)	4mo	$75,000	$50	72
907 Avenue A	0.10mi	3/1.5	1,248 (-10%)	5mo	$139,900	$112	72
1010 Brockman St	0.32mi	3/2.0	1,304 (-6%)	3mo	$187,450	$144	68
609 Pine St	0.53mi	3/2.0	1,416 (+2%)	6mo	$195,000	$138	63
212 Hickory St	0.32mi	3/2.0	1,248 (-10%)	2mo	$189,000	$151	62
212 N Elm St	0.45mi	3/2.0	1,428 (+3%)	12mo	$137,400	$96	61
502 N Holly St	0.52mi	3/2.0	1,294 (-7%)	6mo	$85,000	$66	55
401 S Fig St	0.22mi	3/2.0	1,592 (+14%)	10mo	$199,900	$126	54
211 Peach St	0.69mi	3/2.0	1,307 (-6%)	3mo	$169,900	$130	52
304 N Orange St	0.38mi	4/2.5 (+1)	1,549 (+11%)	6mo	$199,900	$129	47
310 N Orange St	0.40mi	4/2.5 (+1)	1,549 (+11%)	7mo	$199,900	$129	46

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: 23.4%
• Equity multiple: 2.88×
• Total profit: $105,163
• Equity at exit: $179,725

10-year hold

• IRR: 20.9%
• Equity multiple: 6.60×
• Total profit: $312,624
• Equity at exit: $387,585

Cash invested: $55,860 (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 77480

• Home prices YoY: 12.0%
• Active inventory: 113
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,762 medium
• Mortgage (P&I): −$1,046
• Tax from tax record: −$319 /mo · $3,823/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-56

Break-even live

Break-even rent $1,833

Max offer price $189,628

Occupancy floor 98%

Sensitivity live

Price	-10% $57	-5% $1	+0% $-56	+5% $-112	+10% $-169
Rent	-10% $-195	-5% $-125	+0% $-56	+5% $14	+10% $83
Rate	-1.0pp $45	-0.5pp $-5	base $-56	+0.5pp $-108	+1.0pp $-160

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	3d	1	0.20mi
303 Yaupon St Sweeny, TX	3.0	2.0	1642	$1,850	$1.13	45d	1	0.29mi

Listing history 26 events

1. 2026-06-12
   days on market $199,500 Pending 49 DOM
2. 2026-06-09
   days on market $199,500 Pending 46 DOM
3. 2026-06-09
   status $199,500 Pending 45 DOM
4. 2026-06-08
   days on market $199,500 Active 45 DOM
5. 2026-06-07
   days on market $199,500 Active 44 DOM
6. 2026-06-07
   days on market $199,500 Active 43 DOM
7. 2026-06-03
   days on market $199,500 Active 40 DOM
8. 2026-06-02
   days on market $199,500 Active 39 DOM
9. 2026-06-01
   days on market $199,500 Active 38 DOM
10. 2026-05-31
    days on market $199,500 Active 37 DOM
11. 2026-05-30
    days on market $199,500 Active 36 DOM
12. 2026-05-16
    price $199,500 449-char remark
13. 2026-04-23
    listed $205,990 Active 449-char remark
14. 2026-04-04
    historical
15. 2025-12-21
    status Active
16. 2025-12-21
    status Pending
17. 2025-11-11
    price $194,500
18. 2025-09-07
    price $199,990
19. 2025-07-18
    listed $205,990 Active
20. 2025-02-19
    soldstatus
21. 2022-07-11
    soldstatus
22. 2016-06-01
    soldstatus
23. 2016-01-15
    soldstatus
24. 2016-01-15
    soldstatus
25. 2014-07-22
    soldstatus $58,000
26. 2008-11-24
    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: $3,823 · $319/mo
• Projected year-2 tax: $3,823 · $319/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 4/10 Moderate
• 🌡 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: $21,145
• − Mortgage interest: −$11,175
• − Property taxes: −$3,823
• − Insurance: −$998
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$5,804
• Taxable loss: −$4,038
• Est. tax savings @ 24.0%: +$969
• After-tax cash flow: $298/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: 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

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
• Population (ZIP): 8,252

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 17% Black 8% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 3% Slovak 3% Iranian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 90% English-only · Spanish 9% Tagalog/Filipino 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: ▲ 35.27%
• Current HPI: 328.8657
• 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

+244.0% since first listed

17 events — show timeline

• 2026-06-13 Pending — HARMLS
• 2026-06-08 Pending — HARMLS
• 2026-05-16 Price Changed $199,500 HARMLS
• 2026-04-23 Listed $205,990 HARMLS
• 2026-04-04 Listing Removed — HARMLS
• 2025-12-21 Relisted — HARMLS
• 2025-12-21 Pending — HARMLS
• 2025-11-11 Price Changed $194,500 HARMLS
• 2025-09-07 Price Changed $199,990 HARMLS
• 2025-07-18 Listed $205,990 HARMLS
• 2025-02-19 Sold (Public Records) — Public Records
• 2022-07-11 Sold (Public Records) — Public Records
• 2016-06-01 Sold (Public Records) — Public Records
• 2016-01-15 Sold (Public Records) — Public Records
• 2016-01-15 Sold (Public Records) — Public Records
• 2014-07-22 Sold (Public Records) $58,000 Public Records
• 2008-11-24 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $3,823 · +23.7% YoY. Source: county tax records.