907 Ave. B · Sweeny, TX 77480

$119,500

3 bd · 2.0 ba · 1,688 sqft · SingleFamily public records

Built 1976 0.25 ac lot Est $218k · 45% under

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Why this score? — see what drove the A- 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 +27.7/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this stunning, fully renovated 3-bedroom, 2-bath home in heart of Sweeny! Every detail has been thoughtfully updated, featuring brand-new kitchen and bathrooms complete with custom cabinetry, quartz countertops, stylish tile, modern appliances, upgraded sinks, toilets, and fixtures throughout. Enjoy the luxury vinyl plank flooring throughout - no carpet - along with new recessed lighting and stylish fixtures in every room. Step outside to a spacious back patio and large back yard. The home also offers a 2-car attached garage and a new roof in 2025! Convenient to everything in Sweeny - schedule your private showing today!

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1976

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 9.9% vs local median 3.7% 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.
• 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.
• Market conditions: 113 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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

• In year one you build about $13k of equity ($826 loan paydown + $12k 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 $33k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $80k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price.
• 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 $119,500

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.55% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $217,752
• Comps found: 12

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 (-10%)	3mo	$224,500	$148	77
902 Brockman St	0.29mi	4/2.0 (+1)	1,608 (-5%)	4mo	$215,000	$134	71
1111 Avenue B	0.19mi	3/1.5	1,495 (-11%)	4mo	$75,000	$50	67
501 Avenue B	0.29mi	3/2.0	1,854 (+10%)	7mo	$240,000	$129	64
111 N Holly St	0.43mi	4/2.0 (+1)	1,790 (+6%)	3mo	$79,900	$45	63
312 N Orange St	0.43mi	4/2.5 (+1)	1,770 (+5%)	3mo	$199,900	$113	62
1008 Brockman St	0.30mi	3/1.5	1,858 (+10%)	6mo	$125,000	$67	62
304 N Orange St	0.41mi	4/2.5 (+1)	1,549 (-8%)	6mo	$199,900	$129	55
703 N Elm St	0.69mi	4/2.0 (+1)	1,764 (+4%)	2mo	$230,000	$130	54
310 N Orange St	0.43mi	4/2.5 (+1)	1,549 (-8%)	7mo	$199,900	$129	54
206 N Orange St	0.37mi	4/2.0 (+1)	1,900 (+13%)	4mo	$229,000	$121	53
903 Happy Holw	0.74mi	3/2.0	1,816 (+8%)	8mo	$200,000	$110	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: 33.8%
• Equity multiple: 3.64×
• Total profit: $88,169
• Equity at exit: $107,655

10-year hold

• IRR: 29.2%
• Equity multiple: 8.23×
• Total profit: $242,045
• Equity at exit: $232,162

Cash invested: $33,460 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,856 medium
• Mortgage (P&I): −$627
• Tax from tax record: −$430 /mo · $5,164/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $359

Break-even live

Break-even rent $1,401

Max offer price $119,500

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	1d	1	0.12mi
303 Yaupon St Sweeny, TX	3.0	2.0	1642	$1,850	$1.13	43d	1	0.20mi
208 Silver Leaf St Sweeny, TX	3.0	2.0	1984	$2,400	$1.21	43d	1	0.36mi

Listing history 16 events

1. 2026-03-30
   soldstatus
2. 2026-03-28
   soldstatus Closed 641-char remark

   Show marketing remark (641 chars)

   Welcome to this stunning, fully renovated 3-bedroom, 2-bath home in heart of Sweeny! Every detail has been thoughtfully updated, featuring brand-new kitchen and bathrooms complete with custom cabinetry, quartz countertops, stylish tile, modern appliances, upgraded sinks, toilets, and fixtures throughout. Enjoy the luxury vinyl plank flooring throughout - no carpet - along with new recessed lighting and stylish fixtures in every room. Step outside to a spacious back patio and large back yard. The home also offers a 2-car attached garage and a new roof in 2025! Convenient to everything in Sweeny - schedule your private showing today!

3. 2026-03-11
   status Pending 641-char remark

   Show marketing remark (641 chars)

   Welcome to this stunning, fully renovated 3-bedroom, 2-bath home in heart of Sweeny! Every detail has been thoughtfully updated, featuring brand-new kitchen and bathrooms complete with custom cabinetry, quartz countertops, stylish tile, modern appliances, upgraded sinks, toilets, and fixtures throughout. Enjoy the luxury vinyl plank flooring throughout - no carpet - along with new recessed lighting and stylish fixtures in every room. Step outside to a spacious back patio and large back yard. The home also offers a 2-car attached garage and a new roof in 2025! Convenient to everything in Sweeny - schedule your private showing today!

4. 2026-03-02
   status Pending 641-char remark

   Show marketing remark (641 chars)

   Welcome to this stunning, fully renovated 3-bedroom, 2-bath home in heart of Sweeny! Every detail has been thoughtfully updated, featuring brand-new kitchen and bathrooms complete with custom cabinetry, quartz countertops, stylish tile, modern appliances, upgraded sinks, toilets, and fixtures throughout. Enjoy the luxury vinyl plank flooring throughout - no carpet - along with new recessed lighting and stylish fixtures in every room. Step outside to a spacious back patio and large back yard. The home also offers a 2-car attached garage and a new roof in 2025! Convenient to everything in Sweeny - schedule your private showing today!

5. 2026-01-19
   listed $199,900 Active 641-char remark

   Show marketing remark (641 chars)

   Welcome to this stunning, fully renovated 3-bedroom, 2-bath home in heart of Sweeny! Every detail has been thoughtfully updated, featuring brand-new kitchen and bathrooms complete with custom cabinetry, quartz countertops, stylish tile, modern appliances, upgraded sinks, toilets, and fixtures throughout. Enjoy the luxury vinyl plank flooring throughout - no carpet - along with new recessed lighting and stylish fixtures in every room. Step outside to a spacious back patio and large back yard. The home also offers a 2-car attached garage and a new roof in 2025! Convenient to everything in Sweeny - schedule your private showing today!

6. 2026-01-19
   historical

   Show marketing remark (641 chars)

   Welcome to this stunning, fully renovated 3-bedroom, 2-bath home in heart of Sweeny! Every detail has been thoughtfully updated, featuring brand-new kitchen and bathrooms complete with custom cabinetry, quartz countertops, stylish tile, modern appliances, upgraded sinks, toilets, and fixtures throughout. Enjoy the luxury vinyl plank flooring throughout - no carpet - along with new recessed lighting and stylish fixtures in every room. Step outside to a spacious back patio and large back yard. The home also offers a 2-car attached garage and a new roof in 2025! Convenient to everything in Sweeny - schedule your private showing today!

7. 2026-01-07
   price $209,500
8. 2025-12-02
   listed $219,900 Active
9. 2025-07-10
   soldstatus
10. 2025-07-10
    soldstatus
11. 2023-08-31
    status Pending
12. 2023-08-24
    historical
13. 2023-05-31
    historical
14. 2015-09-21
    soldstatus
15. 2013-08-13
    listed $119,500
16. 2001-09-27
    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: $5,164 · $430/mo
• Projected year-2 tax: $5,164 · $430/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 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: $22,271
• − Mortgage interest: −$6,694
• − Property taxes: −$5,164
• − Insurance: −$598
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$3,476
• Taxable income: $2,775
• Est. tax owed @ 24.0%: −$666
• After-tax cash flow: $3,646/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

+67.3% since first listed

16 events — show timeline

• 2026-03-30 Sold (Public Records) — Public Records
• 2026-03-28 Sold (MLS) — HARMLS
• 2026-03-11 Pending — HARMLS
• 2026-03-02 Pending — HARMLS
• 2026-01-19 Listing Removed — HARMLS
• 2026-01-19 Listed $199,900 HARMLS
• 2026-01-07 Price Changed $209,500 HARMLS
• 2025-12-02 Listed $219,900 HARMLS
• 2025-07-10 Sold (Public Records) — Public Records
• 2025-07-10 Sold (Public Records) — Public Records
• 2023-08-31 Pending — BCBR
• 2023-08-24 Delisted — BCBR
• 2023-05-31 Delisted — BCBR
• 2015-09-21 Sold (Public Records) — Public Records
• 2013-08-13 Listed $119,500 BCBR
• 2001-09-27 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $5,164 · +13.4% YoY. Source: county tax records.