504 Cedar St · Sweeny, TX 77480

$126,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 150 Days on market

Built 1940 5,000 sqft lot $110/sqft · 13% below area Est $145k · 13% under ↓ 39% 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).

• ARV discount +13.5/15.0
• Appreciation +10.0/10.0
• Cash flow +6.0/30.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0

Listing remarks MLS

Must sell with possible zero-down purchase opportunity! This beautifully updated home features an open-concept layout with granite countertops, stainless steel appliances, and included refrigerator and washer for effortless living. The thoughtful split floor plan offers privacy with secondary bedrooms on one side and a spacious primary suite on the other, complete with a spa-like bath and walk-in closet. Step outside to the covered back porch and peaceful backyard—perfect for relaxing or entertaining. Major updates include A/C (2022), roof (2022), and heater (2024), ensuring comfort and peace of mind. Located near schools, parks, and shopping, this move-in ready home blends comfort, style, and convenience. Schedule your tour today!

Key facts

• Master suite
• Open-concept kitchen
• Granite countertops

Tags

• OPEN-CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• MASTER SUITE
• SPA-LIKE EN-SUITE BATHROOM
• SPACIOUS WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $-306 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $75k (40.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (21.0% below list).
• Recommended offer: $75k (40.5% below list) — sets the bar for cash-flow.

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; 1 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 $13k of equity ($871 loan paydown + $13k 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 3, 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 150 days — a 12% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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: property tax is 3.0% of price; flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $75,010 (40.5% 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 150 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.79% ✗
• Cap rate: 4.01%
• Cash-on-cash: -8.15%
• DSCR: 0.64
• GRM: 10.6

CMA / ARV

• ARV (median comp): $145,202
• List price: $126,000
• Delta: -13.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Cedar St	0.00mi	3/2.0	1,144 (0%)	1mo	$126,000	$110	95
503 Sycamore St	0.09mi	3/1.0	1,200 (+5%)	13mo	$140,000	$117	77
1004 Elm	0.54mi	3/1.0	1,188 (+4%)	5mo	$124,000	$104	64
211 Peach St	0.22mi	3/2.0	1,307 (+14%)	3mo	$169,900	$130	60
212 N Oak St	0.40mi	2/1.0 (-1)	1,120 (-2%)	20mo	$147,500	$132	56
1007 Mac Dr	0.48mi	3/1.0	1,024 (-10%)	7mo	$195,000	$190	54
502 N Holly St	0.47mi	3/2.0	1,294 (+13%)	6mo	$85,000	$66	47
605 Pine St	0.68mi	3/1.0	1,028 (-10%)	18mo	$158,000	$154	36
310 N Fig St	0.60mi	2/2.0 (-1)	1,006 (-12%)	19mo	$190,000	$189	27
603 Avenue A	0.70mi	2/1.0 (-1)	1,024 (-10%)	24mo	$69,500	$68	25

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: 17.0%
• Equity multiple: 2.40×
• Total profit: $49,272
• Equity at exit: $113,511

10-year hold

• IRR: 16.2%
• Equity multiple: 5.56×
• Total profit: $160,734
• Equity at exit: $244,790

Cash invested: $35,280 (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: 10.6×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$661
• Tax from tax record: −$313 /mo · $3,750/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $-306

Break-even live

Break-even rent $1,383

Max offer price $75,010

Occupancy floor —

Sensitivity live

Price	-10% $-235	-5% $-271	+0% $-306	+5% $-342	+10% $-378
Rent	-10% $-385	-5% $-346	+0% $-306	+5% $-267	+10% $-228
Rate	-1.0pp $-243	-0.5pp $-274	base $-306	+0.5pp $-339	+1.0pp $-372

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 W Ashley Wilson Rd Sweeny, TX	1.0–2.0	1.0–2.0	704	$995	$1.41	26d	1	0.74mi

Listing history 25 events

1. 2026-05-11
   status Pending 747-char remark

   Show marketing remark (747 chars)

   Must sell with possible zero-down purchase opportunity! This beautifully updated home features an open-concept layout with granite countertops, stainless steel appliances, and included refrigerator and washer for effortless living. The thoughtful split floor plan offers privacy with secondary bedrooms on one side and a spacious primary suite on the other, complete with a spa-like bath and walk-in closet. Step outside to the covered back porch and peaceful backyard—perfect for relaxing or entertaining. Major updates include A/C (2022), roof (2022), and heater (2024), ensuring comfort and peace of mind. Located near schools, parks, and shopping, this move-in ready home blends comfort, style, and convenience. Schedule your tour today!

2. 2025-12-12
   listed $126,000 Active 747-char remark

   Show marketing remark (747 chars)

   Must sell with possible zero-down purchase opportunity! This beautifully updated home features an open-concept layout with granite countertops, stainless steel appliances, and included refrigerator and washer for effortless living. The thoughtful split floor plan offers privacy with secondary bedrooms on one side and a spacious primary suite on the other, complete with a spa-like bath and walk-in closet. Step outside to the covered back porch and peaceful backyard—perfect for relaxing or entertaining. Major updates include A/C (2022), roof (2022), and heater (2024), ensuring comfort and peace of mind. Located near schools, parks, and shopping, this move-in ready home blends comfort, style, and convenience. Schedule your tour today!

3. 2025-12-12
   historical

   Show marketing remark (747 chars)

   Must sell with possible zero-down purchase opportunity! This beautifully updated home features an open-concept layout with granite countertops, stainless steel appliances, and included refrigerator and washer for effortless living. The thoughtful split floor plan offers privacy with secondary bedrooms on one side and a spacious primary suite on the other, complete with a spa-like bath and walk-in closet. Step outside to the covered back porch and peaceful backyard—perfect for relaxing or entertaining. Major updates include A/C (2022), roof (2022), and heater (2024), ensuring comfort and peace of mind. Located near schools, parks, and shopping, this move-in ready home blends comfort, style, and convenience. Schedule your tour today!

4. 2025-11-18
   price $126,000
5. 2025-11-17
   price $139,000
6. 2025-10-07
   historical
7. 2025-10-06
   listed $140,000 Active
8. 2025-08-22
   listed $140,000 Active
9. 2025-08-22
   historical
10. 2025-08-07
    price $140,000
11. 2025-04-22
    listed $148,000 Active
12. 2025-04-22
    historical
13. 2025-04-12
    price $148,000
14. 2025-02-25
    listed $158,000 Active
15. 2025-01-11
    historical
16. 2024-04-24
    price $169,000
17. 2024-02-05
    price $179,000
18. 2024-01-10
    listed $190,000 Active
19. 2023-12-14
    historical
20. 2023-12-06
    price $190,000
21. 2023-11-10
    listed $205,000 Active
22. 2022-09-23
    soldstatus
23. 2020-03-16
    soldstatus
24. 2019-11-07
    soldstatus
25. 2013-10-29
    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: $3,750 · $313/mo
• Projected year-2 tax: $3,750 · $313/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $11,940
• − Mortgage interest: −$7,058
• − Property taxes: −$3,750
• − Insurance: −$1,428
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$3,665
• Taxable loss: −$5,872
• Est. tax savings @ 24.0%: +$1,409
• After-tax cash flow: $-2,265/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

-38.5% since first listed

25 events — show timeline

• 2026-05-11 Pending — HARMLS
• 2025-12-12 Listing Removed — HARMLS
• 2025-12-12 Listed $126,000 HARMLS
• 2025-11-18 Price Changed $126,000 HARMLS
• 2025-11-17 Price Changed $139,000 HARMLS
• 2025-10-07 Listing Removed — HARMLS
• 2025-10-06 Listed $140,000 HARMLS
• 2025-08-22 Listing Removed — HARMLS
• 2025-08-22 Listed $140,000 HARMLS
• 2025-08-07 Price Changed $140,000 HARMLS
• 2025-04-22 Listing Removed — HARMLS
• 2025-04-22 Listed $148,000 HARMLS
• 2025-04-12 Price Changed $148,000 HARMLS
• 2025-02-25 Listed $158,000 HARMLS
• 2025-01-11 Listing Removed — HARMLS
• 2024-04-24 Price Changed $169,000 HARMLS
• 2024-02-05 Price Changed $179,000 HARMLS
• 2024-01-10 Listed $190,000 HARMLS
• 2023-12-14 Listing Removed — HARMLS
• 2023-12-06 Price Changed $190,000 HARMLS
• 2023-11-10 Listed $205,000 HARMLS
• 2022-09-23 Sold (Public Records) — Public Records
• 2020-03-16 Sold (Public Records) — Public Records
• 2019-11-07 Sold (Public Records) — Public Records
• 2013-10-29 Sold (Public Records) — Public Records

Property tax history

+8.7%/yr

Latest (2025): $3,750 · +17.7% YoY. Source: county tax records.