6304 Sexto St · Jones Creek, TX 77422

$150,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 7 Days on market

Built 2020 10,480 sqft lot Est $125k · 20% over

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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 +21.0/30.0
• Appreciation +10.0/10.0
• DSCR +6.7/10.0
• 1% rule +4.5/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

This beautifully updated 3-bedrooms, 2-bathrooms home sitting on a spacious 1/4 acre lot in Brazoria is perfect for first-time buyers, down-sizers, or investors. This property offers affordable, turn-key living with zero renovation hassle. Every inch of this home has been refreshed for a modern feel. Step inside to find durable, brand-new vinyl flooring, vinyl countertops, fresh paint, new trim, updated light fixtures, and clean sheetrock throughout. The kitchen comes fully equipped with an electric stove, ready for your first home-cooked meal. Enjoy true peace of mind with excellent mechanical updates: the A/C and septic system have been recently serviced, and the home features a brand-new

Key facts

• Fresh paint
• Spacious lot
• New trim

Tags

• SPACIOUS LOT
• BRAND-NEW VINYL FLOORING
• VINYL COUNTERTOPS
• FRESH PAINT
• NEW TRIM
• UPDATED LIGHT FIXTURES

Property features AI

Exterior

• Parking: Road access via dirt surface
• Utilities: Septic tank
• Home design: Residential property; Single-story (first floor living); Built in 2020; Facing direction not specified
• Construction: Vinyl siding exterior; Block foundation; Composition roof
• Exterior features: Front porch; Cleared lot

Interior

• Kitchen: Electric oven and range; Free-standing range; Oven; Refrigerator
• Bedrooms: Primary bedroom on first floor; Additional bedrooms on first floor; Up to 3 possible bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Primary bathroom on first floor
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Tub/shower; Vinyl countertops; Window treatments/coverings; Kitchen and dining combined; Programmable thermostat; Thermostat (energy efficient)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (25.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (4.9% below list).
• Recommended offer: $112k (25.2% below list) — sets the bar for cash-flow.
• Cap rate 8.0% vs local median 1.8% in Jones Creek — 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 66/100 on livability (#633 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: 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 $16k of equity ($1k loan paydown + $15k 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,189 (25.2% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.07%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $124,740
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6007 Cypress St	0.31mi	3/2.0	924 (0%)	8mo	$125,000	$135	79

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: 2.63×
• Total profit: $68,270
• Equity at exit: $135,132

10-year hold

• IRR: 18.3%
• Equity multiple: 6.05×
• Total profit: $212,178
• Equity at exit: $291,417

Cash invested: $42,000 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,426 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$65 /mo · $778/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-214

Break-even live

Break-even rent $1,697

Max offer price $112,189

Occupancy floor —

Sensitivity live

Price	-10% $-129	-5% $-172	+0% $-214	+5% $-256	+10% $-299
Rent	-10% $-327	-5% $-270	+0% $-214	+5% $-158	+10% $-101
Rate	-1.0pp $-139	-0.5pp $-176	base $-214	+0.5pp $-253	+1.0pp $-292

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $150,000 Active 7 DOM
2. 2026-06-19
   days on market $150,000 Active 5 DOM
3. 2026-06-18
   days on market $150,000 Active 4 DOM
4. 2026-06-17
   days on market $150,000 Active 3 DOM
5. 2026-06-16
   days on market $150,000 Active 2 DOM
6. 2026-06-15
   remarks 699-char remark
7. 2026-06-15
   listed $150,000 Active 1 DOM

ⓘ 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: $778 · $65/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$1,967/yr (+$164/mo · 252.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥117°F today · 21 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: $17,111
• − Mortgage interest: −$8,402
• − Property taxes: −$778
• − Insurance: −$5,868
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$4,364
• Taxable loss: −$5,040
• Est. tax savings @ 24.0%: +$1,209
• After-tax cash flow: $-1,359/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 — Jones Creek

• Score: 66/100
• State rank: #633
• US rank: #12077

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

1 event — show timeline

• 2026-06-14 Listed $150,000 HARMLS

Property tax history

-1.4%/yr

Latest (2025): $778 · -12.0% YoY. Source: county tax records.