441 Cr-441f · Freeport, TX 77422

$59,900

1 bd · 2.0 ba · 552 sqft · SingleFamily · 84 Days on market

Built 1960 Fair condition 3,240 sqft lot $109/sqft · 69% below area ↓ 39% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This unique sanctuary is a nature lover’s dream, set along the scenic San Bernard River. Enveloped by the protected expanse of the San Bernard Wildlife Refuge, this property offers an unparalleled front-row seat to Texas coastal wilderness. Whether your passion is premier hunting, fishing, crabbing, or peaceful kayaking and bird watching, this location serves as the ultimate basecamp for outdoor adventure. The interior features a versatile open-concept layout that can easily accommodate multiple bunkbeds for group retreats or be partitioned to create a traditional one-bedroom configuration. Designed for the active lifestyle, this home includes two full bathrooms, offering a convenient ground-floor bath with a shower and laundry area—perfect for rinsing off after a day on the water. Relax and catch the river breeze within the large screened patio, enjoying bug-free comfort and panoramic views of the natural beauty all around.

Key facts

• Large screened patio
• Panoramic views
• Riverfront sanctuary

Tags

• RIVERFRONT SANCTUARY
• SCENIC SAN BERNARD RIVER
• OPEN-CONCEPT LAYOUT
• LARGE SCREENED PATIO
• PANORAMIC VIEWS

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $47k (21.5% below list).
• Meets the 1% rule at list price ($951 rent vs $60k).
• Recommended offer: $47k (21.5% below list) — sets the bar for cash-flow.
• Cap rate 13.1% 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.
• 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: 212 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 $6k of equity ($414 loan paydown + $6k 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 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,018 (21.5% 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 84 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.59% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.15%
• DSCR: 2.07
• GRM: 5.2

CMA / ARV

• ARV (median comp): $191,450
• List price: $59,900
• Delta: -68.71%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
441 Hudson ( Cr 441a) Ct	0.19mi	2/1.0 (+1)	632 (+14%)	9mo	$195,000	$309	51
441 Cr-441a Ct	0.19mi	2/1.0 (+1)	632 (+14%)	9mo	$195,000	$309	51

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: 20.0%
• Equity multiple: 2.62×
• Total profit: $27,230
• Equity at exit: $53,963

10-year hold

• IRR: 18.4%
• Equity multiple: 6.08×
• Total profit: $85,195
• Equity at exit: $116,373

Cash invested: $16,772 (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 77422

• Home prices YoY: 5.1%
• Active inventory: 212
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $951 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-89

Break-even live

Break-even rent $1,064

Max offer price $47,018

Occupancy floor —

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $59,900 Active 84 DOM
2. 2026-06-18
   days on market $59,900 Active 83 DOM
3. 2026-06-17
   days on market $59,900 Active 82 DOM
4. 2026-06-16
   days on market $59,900 Active 81 DOM
5. 2026-06-15
   days on market $59,900 Active 80 DOM
6. 2026-06-14
   days on market $59,900 Active 78 DOM
7. 2026-06-12
   days on market $59,900 Active 77 DOM
8. 2026-06-09
   days on market $59,900 Active 74 DOM
9. 2026-06-08
   days on market $59,900 Active 73 DOM
10. 2026-06-07
    days on market $59,900 Active 72 DOM
11. 2026-06-07
    days on market $59,900 Active 71 DOM
12. 2026-06-03
    days on market $59,900 Active 68 DOM
13. 2026-06-02
    days on market $59,900 Active 67 DOM
14. 2026-06-01
    days on market $59,900 Active 66 DOM
15. 2026-05-31
    days on market $59,900 Active 65 DOM
16. 2026-05-30
    days on market $59,900 Active 64 DOM
17. 2026-04-09
    status Active 953-char remark

    Show marketing remark (953 chars)

    This unique sanctuary is a nature lover’s dream, set along the scenic San Bernard River. Enveloped by the protected expanse of the San Bernard Wildlife Refuge, this property offers an unparalleled front-row seat to Texas coastal wilderness. Whether your passion is premier hunting, fishing, crabbing, or peaceful kayaking and bird watching, this location serves as the ultimate basecamp for outdoor adventure. The interior features a versatile open-concept layout that can easily accommodate multiple bunkbeds for group retreats or be partitioned to create a traditional one-bedroom configuration. Designed for the active lifestyle, this home includes two full bathrooms, offering a convenient ground-floor bath with a shower and laundry area—perfect for rinsing off after a day on the water. Relax and catch the river breeze within the large screened patio, enjoying bug-free comfort and panoramic views of the natural beauty all around.

18. 2026-04-06
    status Active 953-char remark

    Show marketing remark (953 chars)

    This unique sanctuary is a nature lover’s dream, set along the scenic San Bernard River. Enveloped by the protected expanse of the San Bernard Wildlife Refuge, this property offers an unparalleled front-row seat to Texas coastal wilderness. Whether your passion is premier hunting, fishing, crabbing, or peaceful kayaking and bird watching, this location serves as the ultimate basecamp for outdoor adventure. The interior features a versatile open-concept layout that can easily accommodate multiple bunkbeds for group retreats or be partitioned to create a traditional one-bedroom configuration. Designed for the active lifestyle, this home includes two full bathrooms, offering a convenient ground-floor bath with a shower and laundry area—perfect for rinsing off after a day on the water. Relax and catch the river breeze within the large screened patio, enjoying bug-free comfort and panoramic views of the natural beauty all around.

19. 2026-04-06
    historical 953-char remark

    Show marketing remark (953 chars)

    This unique sanctuary is a nature lover’s dream, set along the scenic San Bernard River. Enveloped by the protected expanse of the San Bernard Wildlife Refuge, this property offers an unparalleled front-row seat to Texas coastal wilderness. Whether your passion is premier hunting, fishing, crabbing, or peaceful kayaking and bird watching, this location serves as the ultimate basecamp for outdoor adventure. The interior features a versatile open-concept layout that can easily accommodate multiple bunkbeds for group retreats or be partitioned to create a traditional one-bedroom configuration. Designed for the active lifestyle, this home includes two full bathrooms, offering a convenient ground-floor bath with a shower and laundry area—perfect for rinsing off after a day on the water. Relax and catch the river breeze within the large screened patio, enjoying bug-free comfort and panoramic views of the natural beauty all around.

20. 2026-03-31
    status Pending 953-char remark

    Show marketing remark (953 chars)

    This unique sanctuary is a nature lover’s dream, set along the scenic San Bernard River. Enveloped by the protected expanse of the San Bernard Wildlife Refuge, this property offers an unparalleled front-row seat to Texas coastal wilderness. Whether your passion is premier hunting, fishing, crabbing, or peaceful kayaking and bird watching, this location serves as the ultimate basecamp for outdoor adventure. The interior features a versatile open-concept layout that can easily accommodate multiple bunkbeds for group retreats or be partitioned to create a traditional one-bedroom configuration. Designed for the active lifestyle, this home includes two full bathrooms, offering a convenient ground-floor bath with a shower and laundry area—perfect for rinsing off after a day on the water. Relax and catch the river breeze within the large screened patio, enjoying bug-free comfort and panoramic views of the natural beauty all around.

21. 2026-03-24
    listed $59,900 Active 953-char remark

    Show marketing remark (953 chars)

    This unique sanctuary is a nature lover’s dream, set along the scenic San Bernard River. Enveloped by the protected expanse of the San Bernard Wildlife Refuge, this property offers an unparalleled front-row seat to Texas coastal wilderness. Whether your passion is premier hunting, fishing, crabbing, or peaceful kayaking and bird watching, this location serves as the ultimate basecamp for outdoor adventure. The interior features a versatile open-concept layout that can easily accommodate multiple bunkbeds for group retreats or be partitioned to create a traditional one-bedroom configuration. Designed for the active lifestyle, this home includes two full bathrooms, offering a convenient ground-floor bath with a shower and laundry area—perfect for rinsing off after a day on the water. Relax and catch the river breeze within the large screened patio, enjoying bug-free comfort and panoramic views of the natural beauty all around.

22. 2026-03-16
    historical
23. 2025-09-19
    listed $99,000 Active

ⓘ 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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥115°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,415
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$5,418
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$1,743
• Taxable loss: −$1,826
• Est. tax savings @ 24.0%: +$438
• After-tax cash flow: $-630/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 · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, exterior siding, and landscaping.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major bathroom fixtures — basic and outdated
• Moderate exterior siding — weathered and discolored
• Moderate interior walls — basic paint with some discoloration
• Minor landscaping — overgrown areas

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing the kitchen will improve both resale and rental value
• Both paint interior walls — fresh paint will improve the home's curb appeal and interior aesthetics
• Both repair and paint exterior siding — a fresh coat of paint will improve the home's curb appeal and increase its value
• Both landscaping and curb appeal — improved landscaping will enhance the home's curb appeal and attract more potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
bathroom fixtures · basic and outdated	Major	$15,000–50,000
exterior siding · weathered and discolored	Moderate	$3,000–15,000
interior walls · basic paint with some discoloration	Moderate	$3,000–15,000
landscaping · overgrown areas	Minor	$500–3,000
Total estimated repair cost · 5 items		$36,500–133,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing the kitchen will improve both resale and rental value ↑
• Both paint interior walls — fresh paint will improve the home's curb appeal and interior aesthetics ↑
• Both repair and paint exterior siding — a fresh coat of paint will improve the home's curb appeal and increase its value ↑
• Both landscaping and curb appeal — improved landscaping will enhance the home's curb appeal and attract more potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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

• City population: 16,996
• Population (ZIP): 14,548

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 21% Two or more races 15% Black 10%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 13%

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: ▲ 14.41%
• Current HPI: 296.0632
• 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

-39.5% since first listed

7 events — show timeline

• 2026-04-09 Relisted — HARMLS
• 2026-04-06 Relisted — HARMLS
• 2026-04-06 Listing Removed — HARMLS
• 2026-03-31 Pending — HARMLS
• 2026-03-24 Listed $59,900 HARMLS
• 2026-03-16 Listing Removed — HARMLS
• 2025-09-19 Listed $99,000 HARMLS