127 Country Oaks St · Brazoria, TX 77422

$110,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 61 Days on market

Built 1994 0.59 ac lot $90/sqft · 16% below area Est $131k · 16% under $32/mo HOA · 2% of rent

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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 +30.0/30.0
• ARV discount +14.7/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.5/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Newly remodeled home in the Country Oaks Brazoria to call your own, which includes 3 bedrooms and 2 bathrooms. This is a perfect place to call home and raise a family. Updates throughout the interior and exterior. Interested? Contact us to see this property!

Key facts

• 0.59 acre lot
• Built 1994
• Listed 60 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $39 ($465/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.1% in Brazoria — 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 61/100 on livability (#1,001 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment 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 Brazos J H (math 34% / reading 32%, grade F, #930 of 1,662 statewide, top 57%, 676 students, 65% FRL) — zoned schools average 65% FRL vs 48% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $12k of equity ($761 loan paydown + $11k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 10900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 1.35% ✓
• Cap rate: 11.37%
• Cash-on-cash: 18.13%
• DSCR: 1.81
• GRM: 6.2

CMA / ARV

• ARV (median comp): $130,880
• List price: $110,000
• Delta: -15.95%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
171 Country Oaks St	0.24mi	3/2.0	1,280 (+5%)	7mo	$133,788	$105	74

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: 25.5%
• Equity multiple: 3.03×
• Total profit: $62,632
• Equity at exit: $99,097

10-year hold

• IRR: 22.5%
• Equity multiple: 6.94×
• Total profit: $183,007
• Equity at exit: $213,706

Cash invested: $30,800 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,490 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$57 /mo · $682/yr
• Insurance: −$46
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$32
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $39

Break-even live

Break-even rent $1,441

Max offer price $110,000

Occupancy floor 92%

Sensitivity live

Price	-10% $101	-5% $70	+0% $39	+5% $8	+10% $-24
Rent	-10% $-79	-5% $-20	+0% $39	+5% $98	+10% $156
Rate	-1.0pp $94	-0.5pp $67	base $39	+0.5pp $10	+1.0pp $-19

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 20 events

1. 2026-06-21
   days on market $110,000 Active 61 DOM
2. 2026-06-18
   days on market $110,000 Active 58 DOM
3. 2026-06-17
   days on market $110,000 Active 57 DOM
4. 2026-06-16
   days on market $110,000 Active 56 DOM
5. 2026-06-15
   days on market $110,000 Active 55 DOM
6. 2026-06-13
   days on market $110,000 Active 53 DOM
7. 2026-06-13
   days on market $110,000 Active 52 DOM
8. 2026-06-09
   days on market $110,000 Active 49 DOM
9. 2026-06-08
   days on market $110,000 Active 48 DOM
10. 2026-06-07
    days on market $110,000 Active 47 DOM
11. 2026-06-04
    days on market $110,000 Active 44 DOM
12. 2026-06-03
    days on market $110,000 Active 43 DOM
13. 2026-06-02
    days on market $110,000 Active 42 DOM
14. 2026-06-01
    days on market $110,000 Active 41 DOM
15. 2026-05-31
    days on market $110,000 Active 40 DOM
16. 2026-04-23
    listed $1,000
17. 2026-04-22
    status Active 259-char remark

    Show marketing remark (259 chars)

    Newly remodeled home in the Country Oaks Brazoria to call your own, which includes 3 bedrooms and 2 bathrooms. This is a perfect place to call home and raise a family. Updates throughout the interior and exterior. Interested? Contact us to see this property!

18. 2026-04-16
    historical 259-char remark

    Show marketing remark (259 chars)

    Newly remodeled home in the Country Oaks Brazoria to call your own, which includes 3 bedrooms and 2 bathrooms. This is a perfect place to call home and raise a family. Updates throughout the interior and exterior. Interested? Contact us to see this property!

19. 2026-04-16
    historical $110,000 259-char remark

    Show marketing remark (259 chars)

    Newly remodeled home in the Country Oaks Brazoria to call your own, which includes 3 bedrooms and 2 bathrooms. This is a perfect place to call home and raise a family. Updates throughout the interior and exterior. Interested? Contact us to see this property!

20. 2022-04-08
    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: $682 · $57/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$1,331/yr (+$111/mo · 195.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥113°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,876
• − Mortgage interest: −$6,162
• − Property taxes: −$682
• − Insurance: −$5,668
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − HOA: −$384
• − Depreciation: −$3,200
• Taxable loss: −$1,081
• Est. tax savings @ 24.0%: +$259
• After-tax cash flow: $724/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: 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

Livability — Brazoria

• Score: 61/100
• State rank: #1001
• US rank: #17755

Category grades

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

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

-99.1% since first listed

5 events — show timeline

• 2026-04-23 Listed for Rent $1,000 HARMLS
• 2026-04-22 Relisted — HARMLS
• 2026-04-16 Listing Removed — HARMLS
• 2026-04-16 Coming Soon $110,000 HARMLS
• 2022-04-08 Sold (Public Records) — Public Records

Property tax history

+21.3%/yr

Latest (2025): $682 · -15.2% YoY. Source: county tax records.