1630 W 6th St · Freeport, TX 77541

$99,000

3 bd · 1.0 ba · 1,244 sqft · SingleFamily public records · 124 Days on market

Built 1942 7,013 sqft lot $80/sqft · 19% below area Est $144k · 31% under

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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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.6/10.0
• 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

Charming one-story home with 3 bedrooms and 1 full bathroom, plus a bonus room (~220?sq?ft). Features hardwood and tile flooring, a kitchen with stove, microwave, and dishwasher, and an attached garage. All bedrooms are on the main level. The home has a composition roof, concrete block foundation, central electric cooling, and gas heating. Situated on a paved asphalt street with public water and sewer. Open layout includes living room, dining area, kitchen, and bonus room, providing comfortable living space throughout.

Key facts

• 7,013 sq ft lot
• Garage
• Built 1942

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.8% 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, schools F, amenities 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.
• Market conditions: 590 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 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 124 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $21k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $99k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.26% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.23%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (median comp): $143,997
• List price: $99,000
• Delta: -31.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1623 W 6th St	0.04mi	3/2.0	1,172 (-6%)	1mo	$174,000	$148	84
1510 W 11th St	0.35mi	3/1.5	1,201 (-4%)	2mo	$159,000	$132	74
1318 W 5th St	0.30mi	2/1.0 (-1)	1,211 (-3%)	5mo	$82,500	$68	72
1427 W 7th St	0.21mi	3/2.0	1,368 (+10%)	1mo	$145,000	$106	69
1502 W 11th St	0.36mi	3/2.0	1,293 (+4%)	5mo	$179,999	$139	69
1419 W 10th St	0.35mi	3/1.0	1,142 (-8%)	11mo	$88,000	$77	61
1114 W 6th St	0.47mi	3/1.0	1,180 (-5%)	12mo	$114,999	$97	59
1130 W Broad St	0.48mi	2/1.0 (-1)	1,122 (-10%)	4mo	$147,500	$131	53
1314 W 4th St	0.33mi	3/2.0	1,096 (-12%)	10mo	$199,500	$182	52
1026 W 5th St	0.54mi	3/1.0	1,392 (+12%)	10mo	$89,900	$65	46
923 W 9th St	0.66mi	3/2.0	1,391 (+12%)	4mo	$197,495	$142	42
922 W 11th St	0.69mi	3/2.0	1,383 (+11%)	8mo	$149,900	$108	39

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-752
• Equity at exit: $14,761

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $19,193
• Equity at exit: $8,560

Cash invested: $27,720 (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: 590
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,248 high
• Mortgage (P&I): −$519
• Tax from tax record: −$120 /mo · $1,441/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $239

Break-even live

Break-even rent $946

Max offer price $99,000

Occupancy floor 76%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1721 W 5th St Freeport, TX	2.0	1.0	752	$749	$1.00	17d	1	0.07mi
310 Yaupon St Unit ST604 Freeport, TX	2.0	1.0	850	$850	$1.00	43d	1	0.14mi
310 Yaupon St Unit ST402 Freeport, TX	3.0	1.0	1050	$1,150	$1.10	43d	1	0.14mi
102 North Avenue A Unit A Freeport, TX	2.0	1.0	936	$995	$1.06	43d	1	0.63mi
102 North Avenue C Unit C Freeport, TX	4.0	2.0	1500	$1,550	$1.03	43d	1	0.76mi
527 W 8th St Freeport, TX	3.0	1.0	950	$995	$1.05	43d	1	0.98mi
905 N Avenue J Freeport, TX	3.0	2.0	1161	$871	$0.75	43d	1	1.30mi

Listing history 28 events

1. 2026-06-18
   days on market $99,000 Active 124 DOM
2. 2026-06-17
   days on market $99,000 Active 123 DOM
3. 2026-06-16
   days on market $99,000 Active 122 DOM
4. 2026-06-15
   days on market $99,000 Active 121 DOM
5. 2026-06-13
   days on market $99,000 Active 119 DOM
6. 2026-06-09
   days on market $99,000 Active 115 DOM
7. 2026-06-08
   days on market $99,000 Active 114 DOM
8. 2026-06-07
   days on market $99,000 Active 113 DOM
9. 2026-06-04
   days on market $99,000 Active 110 DOM
10. 2026-06-03
    days on market $99,000 Active 109 DOM
11. 2026-06-02
    days on market $99,000 Active 108 DOM
12. 2026-06-01
    days on market $99,000 Active 107 DOM
13. 2026-05-31
    days on market $99,000 Active 106 DOM
14. 2026-03-25
    price $99,000 524-char remark

    Show marketing remark (524 chars)

    Charming one-story home with 3 bedrooms and 1 full bathroom, plus a bonus room (~220?sq?ft). Features hardwood and tile flooring, a kitchen with stove, microwave, and dishwasher, and an attached garage. All bedrooms are on the main level. The home has a composition roof, concrete block foundation, central electric cooling, and gas heating. Situated on a paved asphalt street with public water and sewer. Open layout includes living room, dining area, kitchen, and bonus room, providing comfortable living space throughout.

15. 2026-03-11
    price $109,900 524-char remark

    Show marketing remark (524 chars)

    Charming one-story home with 3 bedrooms and 1 full bathroom, plus a bonus room (~220?sq?ft). Features hardwood and tile flooring, a kitchen with stove, microwave, and dishwasher, and an attached garage. All bedrooms are on the main level. The home has a composition roof, concrete block foundation, central electric cooling, and gas heating. Situated on a paved asphalt street with public water and sewer. Open layout includes living room, dining area, kitchen, and bonus room, providing comfortable living space throughout.

16. 2026-02-27
    price $115,000 524-char remark

    Show marketing remark (524 chars)

    Charming one-story home with 3 bedrooms and 1 full bathroom, plus a bonus room (~220?sq?ft). Features hardwood and tile flooring, a kitchen with stove, microwave, and dishwasher, and an attached garage. All bedrooms are on the main level. The home has a composition roof, concrete block foundation, central electric cooling, and gas heating. Situated on a paved asphalt street with public water and sewer. Open layout includes living room, dining area, kitchen, and bonus room, providing comfortable living space throughout.

17. 2026-02-14
    listed $120,000 New 524-char remark

    Show marketing remark (524 chars)

    Charming one-story home with 3 bedrooms and 1 full bathroom, plus a bonus room (~220?sq?ft). Features hardwood and tile flooring, a kitchen with stove, microwave, and dishwasher, and an attached garage. All bedrooms are on the main level. The home has a composition roof, concrete block foundation, central electric cooling, and gas heating. Situated on a paved asphalt street with public water and sewer. Open layout includes living room, dining area, kitchen, and bonus room, providing comfortable living space throughout.

18. 2015-11-25
    soldstatus
19. 2015-11-23
    soldstatus 748-char remark

    Show marketing remark (748 chars)

    Pretty as the picture! This home is a must see! The home is 3/1, open concept with a bonus room. It has been plumbed for an additional bathroom if wanted. The original hardwood floors and ceramic tile througout. The bathroom has new fixtures, vanity, and a jacuzzi tub. Light fixtures and celing fans have been replaced throughout the home. Stove, microwave, and dishwasher stay. Recent electrical, plumbing, a/c, and heater, and new windows. Listed as 1276 per cad but does not include the bonus room which adds about 220 sq. foot. On the outside the siding has been replaced with hardi plank, great porch and back deck have been added to make the space feel very spacious. This is a great starter home and is move in ready! Don't miss this one!

20. 2015-11-23
    soldstatus Sold

    Show marketing remark (748 chars)

    Pretty as the picture! This home is a must see! The home is 3/1, open concept with a bonus room. It has been plumbed for an additional bathroom if wanted. The original hardwood floors and ceramic tile througout. The bathroom has new fixtures, vanity, and a jacuzzi tub. Light fixtures and celing fans have been replaced throughout the home. Stove, microwave, and dishwasher stay. Recent electrical, plumbing, a/c, and heater, and new windows. Listed as 1276 per cad but does not include the bonus room which adds about 220 sq. foot. On the outside the siding has been replaced with hardi plank, great porch and back deck have been added to make the space feel very spacious. This is a great starter home and is move in ready! Don't miss this one!

21. 2015-09-25
    status Pending
22. 2015-09-15
    status Option Pending
23. 2015-07-20
    price $114,900
24. 2015-05-19
    listed $121,000 Active
25. 2015-05-18
    listed $114,900 748-char remark

    Show marketing remark (748 chars)

    Pretty as the picture! This home is a must see! The home is 3/1, open concept with a bonus room. It has been plumbed for an additional bathroom if wanted. The original hardwood floors and ceramic tile througout. The bathroom has new fixtures, vanity, and a jacuzzi tub. Light fixtures and celing fans have been replaced throughout the home. Stove, microwave, and dishwasher stay. Recent electrical, plumbing, a/c, and heater, and new windows. Listed as 1276 per cad but does not include the bonus room which adds about 220 sq. foot. On the outside the siding has been replaced with hardi plank, great porch and back deck have been added to make the space feel very spacious. This is a great starter home and is move in ready! Don't miss this one!

26. 2008-03-24
    soldstatus
27. 2004-09-20
    soldstatus $63,500
28. 1999-03-01
    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: $1,441 · $120/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$370/yr (+$31/mo · 25.7%)

ⓘ 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) · 74% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥113°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,979
• − Mortgage interest: −$5,546
• − Property taxes: −$1,441
• − Insurance: −$1,292
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$2,880
• Taxable income: $1,423
• Est. tax owed @ 24.0%: −$342
• After-tax cash flow: $2,528/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

+55.9% since first listed

15 events — show timeline

• 2026-03-25 Price Changed $99,000 LERA
• 2026-03-11 Price Changed $109,900 LERA
• 2026-02-27 Price Changed $115,000 LERA
• 2026-02-14 Listed $120,000 LERA
• 2015-11-25 Sold (Public Records) — Public Records
• 2015-11-23 Sold (MLS) — HARMLS
• 2015-11-23 Sold (MLS) — BCBR
• 2015-09-25 Pending — HARMLS
• 2015-09-15 Pending — HARMLS
• 2015-07-20 Price Changed $114,900 HARMLS
• 2015-05-19 Listed $121,000 HARMLS
• 2015-05-18 Listed $114,900 BCBR
• 2008-03-24 Sold (Public Records) — Public Records
• 2004-09-20 Sold (Public Records) $63,500 Public Records
• 1999-03-01 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,441 · +8.2% YoY. Source: county tax records.