2719 Fm 524 · Sweeny, TX 77480

$137,900

3 bd · 2.0 ba · 1,992 sqft · SingleFamily · 85 Days on market

Built 1973 Poor condition 1.50 ac lot $69/sqft · 62% below area

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Why this score? — see what drove the C+ 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 +20.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Attention investors and homebuyers looking for a property with great potential! Situated on 1.5 acres, this 3-bedroom, 2-bath home also features an office and utility area. NO HOA!! While the home does need significant work and updates, it is priced below market value and offers endless possibilities for renovation, customization, or investment. Whether you are looking to remodel and create your dream home or add to your investment portfolio, this property is full of opportunity and is a must-see!

Key facts

• Office
• Utility area
• Customization

Tags

• 1.5 ACRES
• OFFICE
• UTILITY AREA
• RENOVATION
• CUSTOMIZATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $138k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $138k).
• Recommended offer: $130k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.6% in Sweeny — 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 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.
• Columbia-Brazoria ISD (town): math 35% / reading 33% proficiency, ranked #513 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Columbia El (math 47% / reading 39%, grade F, #1,283 of 4,322 statewide, top 30%, 709 students, 60% FRL); West Brazos J H (math 34% / reading 32%, grade F, #930 of 1,662 statewide, top 57%, 676 students, 65% FRL); Columbia H S (math 13% / reading 28%, grade F, #1,389 of 1,632 statewide, top 86%, 889 students, 60% FRL).
• Market conditions: 136 active listings in the ZIP; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($953 loan paydown + $14k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($130k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $129,625 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.04% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $361,241
• List price: $137,900
• Delta: -61.83%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4129 Fm 524 Rd	1.44mi	3/2.0	2,110 (+6%)	5mo	$180,000	$85	51
555 County Road 728b	1.30mi	4/2.0 (+1)	2,128 (+7%)	1mo	$249,000	$117	48
3742 Fm 524 Rd	1.06mi	3/2.0	1,764 (-11%)	16mo	$385,000	$218	33
637 County Road 728b	1.38mi	3/2.0	1,602 (-20%)	10mo	$399,000	$249	32
4014 FM 524 Rd	1.35mi	3/3.0	1,584 (-20%)	29mo	$250,000	$158	16

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: 28.5%
• Equity multiple: 3.25×
• Total profit: $86,906
• Equity at exit: $124,231

10-year hold

• IRR: 24.8%
• Equity multiple: 7.39×
• Total profit: $246,704
• Equity at exit: $267,909

Cash invested: $38,612 (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: 136
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$723
• Tax est. 1.5%: −$172 /mo · $2,068/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $185

Break-even live

Break-even rent $1,206

Max offer price $137,900

Occupancy floor 82%

Sensitivity live

Price	-10% $280	-5% $233	+0% $185	+5% $137	+10% $90
Rent	-10% $71	-5% $128	+0% $185	+5% $242	+10% $299
Rate	-1.0pp $254	-0.5pp $220	base $185	+0.5pp $149	+1.0pp $113

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: $34,475
• Closing costs: $4,137
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Well waterSeptic tank sewer
• Home design: Residential property
• Construction: Brick constructionBuilt in 1973Slab foundationComposition roof
• Exterior features: Lot about 1.5 acresLot features: Other

Interior

• Bedrooms: Primary bedroom on the first levelTwo additional bedrooms on the first level (each about 10 x 9)
• Bathrooms: Two full bathrooms, including a primary bathroom on the first level
• Heating & cooling: Central air conditioningGas coolingPropane heating
• Interior features: Five total roomsSeller disclosure available

Listing history 50 events

1. 2026-08-08
   days on market $137,900 Active 85 DOM
2. 2026-08-06
   days on market $137,900 Active 83 DOM
3. 2026-08-05
   days on market $137,900 Active 82 DOM
4. 2026-08-04
   days on market $137,900 Active 81 DOM
5. 2026-08-03
   days on market $137,900 Active 80 DOM
6. 2026-07-31
   days on market $137,900 Active 77 DOM
7. 2026-07-30
   days on market $137,900 Active 75 DOM
8. 2026-07-28
   days on market $137,900 Active 74 DOM
9. 2026-07-26
   days on market $137,900 Active 72 DOM
10. 2026-07-24
    days on market $137,900 Active 70 DOM
11. 2026-07-23
    days on market $137,900 Active 69 DOM
12. 2026-07-22
    days on market $137,900 Active 68 DOM
13. 2026-07-21
    days on market $137,900 Active 67 DOM
14. 2026-07-20
    days on market $137,900 Active 66 DOM
15. 2026-07-18
    days on market $137,900 Active 64 DOM
16. 2026-07-18
    days on market $137,900 Active 63 DOM
17. 2026-07-16
    days on market $137,900 Active 62 DOM
18. 2026-07-15
    days on market $137,900 Active 61 DOM
19. 2026-07-14
    days on market $137,900 Active 60 DOM
20. 2026-07-13
    days on market $137,900 Active 59 DOM
21. 2026-07-13
    days on market $137,900 Active 58 DOM
22. 2026-07-11
    days on market $137,900 Active 57 DOM
23. 2026-07-10
    days on market $137,900 Active 56 DOM
24. 2026-07-09
    days on market $137,900 Active 55 DOM
25. 2026-07-07
    days on market $137,900 Active 53 DOM
26. 2026-07-06
    days on market $137,900 Active 52 DOM
27. 2026-07-06
    days on market $137,900 Active 51 DOM
28. 2026-07-05
    days on market $137,900 Active 50 DOM
29. 2026-07-03
    days on market $137,900 Active 49 DOM
30. 2026-07-02
    days on market $137,900 Active 48 DOM
31. 2026-07-01
    days on market $137,900 Active 47 DOM
32. 2026-06-30
    days on market $137,900 Active 46 DOM
33. 2026-06-29
    days on market $137,900 Active 45 DOM
34. 2026-06-28
    days on market $137,900 Active 44 DOM
35. 2026-06-27
    days on market $137,900 Active 43 DOM
36. 2026-06-26
    days on market $137,900 Active 42 DOM
37. 2026-06-24
    days on market $137,900 Active 40 DOM
38. 2026-06-22
    days on market $137,900 Active 38 DOM
39. 2026-06-21
    days on market $137,900 Active 37 DOM
40. 2026-06-18
    days on market $137,900 Active 34 DOM
41. 2026-06-17
    days on market $137,900 Active 33 DOM
42. 2026-06-16
    days on market $137,900 Active 32 DOM
43. 2026-06-15
    days on market $137,900 Active 31 DOM
44. 2026-06-13
    days on market $137,900 Active 29 DOM
45. 2026-06-13
    days on market $137,900 Active 28 DOM
46. 2026-06-09
    days on market $137,900 Active 25 DOM
47. 2026-06-08
    days on market $137,900 Active 24 DOM
48. 2026-06-07
    days on market $137,900 Active 23 DOM
49. 2026-06-04
    days on market $137,900 Active 20 DOM
50. 2026-06-03
    days on market $137,900 Active 19 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,286
• − Mortgage interest: −$7,725
• − Property taxes: −$2,068
• − Insurance: −$690
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$4,012
• Taxable income: $26
• Est. tax owed @ 24.0%: −$6
• After-tax cash flow: $2,213/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.

Condition & rehab AI · 14 photos

Poor 20/100 Extensive rehab Est. rehab $99,600–$179,280 screening

This property requires extensive repairs and updates, including a new roof, exterior painting, HVAC system replacement, and landscaping. While it offers great potential, the current condition significantly impacts its value.

Repairs flagged

• Major roof — The roof is visibly damaged with missing shingles and requires full replacement.
• Major exterior walls — The exterior walls are in poor condition with peeling paint and visible damage.
• Major flooring — The flooring is in poor condition with visible damage and wear.
• Major interior walls — The interior walls are in poor condition with visible damage and peeling paint.
• Major HVAC system — The HVAC system is in poor condition with visible damage and missing components.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's curb appeal and increase its resale value. ↑
• Resale exterior painting — New paint will improve the home's curb appeal and increase its resale value. ↑
• Both HVAC system replacement — A new HVAC system will improve the home's comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both landscaping — A well-maintained landscape will improve the home's curb appeal and increase its resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary West Columbia El F TX #1,283/4,322 Nat'l #17,525/41,679 Middle West Brazos J H F TX #930/1,662 Nat'l #8,059/14,009 High Columbia H S F TX #1,389/1,632 Nat'l #13,991/17,239

Schools (NCES district)

• District: Columbia-Brazoria ISD
• NCES district ID: 4814670
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 33% ▼ -1.00%
• Median HH income: $57,256
• Composite: 30.23/100
• National rank: #6297
• State rank: #513 of 826 in TX

B Composite livability gradescore 71/100

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

• County: Brazoria · 420,414 people
• Metro: Houston-Pasadena-The Woodlands, TX
• Population (ZIP): 8,252
• Household income: $63,981
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 2% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Well waterSeptic tank sewer
• Home design: Residential property
• Construction: Brick constructionBuilt in 1973Slab foundationComposition roof
• Exterior features: Lot about 1.5 acresLot features: Other

Interior

• Bedrooms: Primary bedroom on the first levelTwo additional bedrooms on the first level (each about 10 x 9)
• Bathrooms: Two full bathrooms, including a primary bathroom on the first level
• Heating & cooling: Central air conditioningGas coolingPropane heating
• Interior features: Five total roomsSeller disclosure available

Price history

1 event — show timeline

• 2026-05-15 Listed $137,900 HARMLS