315 Acacia St · Lake Jackson, TX 77566

$179,900

3 bd · 1.0 ba · 1,467 sqft · SingleFamily public records · 9 Days on market

Built 1950 8,764 sqft lot $123/sqft · 6% below area Est $191k · 6% under

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Why this score? — see what drove the D 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 +12.7/30.0
• ARV discount +10.2/15.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 315 Acacia St, a delightful single-family home nestled in the heart of Lake Jackson. Step inside to discover a welcoming interior with abundant natural light, beautiful flooring, and a spacious floor plan that flows effortlessly from room to room. The living and dining areas are perfect for family gatherings and everyday life, while the updated kitchen offers modern conveniences and ample cabinetry. The home’s comfortable bedrooms provide plenty of space, and the primary suite features its own full bathroom. Outdoors, you’ll appreciate the generous lot, detached garage and dual driveways that provide convenient parking and extra storage options. Situated on a quiet re

Key facts

• Generous lot
• Updated kitchen
• Dual driveways

Tags

• UPDATED KITCHEN
• DETACHED GARAGE
• DUAL DRIVEWAYS
• GENEROUS LOT
• QUIET RESIDENTIAL STREET
• EASY ACCESS TO LOCAL SCHOOLS

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Full ownership; Single-story; Slab foundation; Facing direction not specified
• Construction: Vinyl siding; Composition roof; Built in 1950
• Exterior features: Partial fencing; Private yard; Porch

Interior

• Kitchen: Gas range
• Bedrooms: 3 bedrooms on the first floor
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Jetted tub; Tub with shower
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-20 ($-242/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (10.9% below list).
• Recommended offer: $160k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.8% in Lake Jackson — 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 78/100 on livability (#76 in TX, #2,709 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities C-, commute F.
• Brazosport ISD (suburban): math 43% / reading 41% proficiency, ranked #305 of 826 in TX (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: A P Beutel El (math 55% / reading 56%, grade C, #587 of 4,322 statewide, top 14%, 539 students, 60% FRL); Rasco Middle (math 45% / reading 50%, grade C-, #408 of 1,662 statewide, top 25%, 731 students, 58% FRL); Brazoswood H S (math 38% / reading 44%, grade F, #774 of 1,632 statewide, top 49%, 2,398 students, 54% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents soft (-1.1%/yr); 231 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 18y ago 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,236 (10.9% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.48%
• DSCR: 0.98
• GRM: 9.4

CMA / ARV

• ARV (median comp): $191,485
• List price: $179,900
• Delta: 1.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 Center Way St	0.32mi	3/2.0	1,476 (+1%)	2mo	$82,000	$56	78
411 Center Way	0.29mi	4/2.0 (+1)	1,432 (-2%)	2mo	$117,000	$82	71
420 Azalea St	0.32mi	3/1.0	1,334 (-9%)	2mo	$100,000	$75	69
116 Cypress St	0.37mi	3/1.0	1,576 (+7%)	3mo	$189,900	$120	68
521 Sycamore St	0.48mi	3/2.0	1,518 (+4%)	3mo	$224,900	$148	66
155 Silverbell Cir	0.61mi	3/2.0	1,482 (+1%)	1mo	$259,900	$175	65
714 Center Way St	0.45mi	3/2.0	1,550 (+6%)	2mo	$249,900	$161	63
137 Silverbell Cir	0.54mi	3/2.0	1,558 (+6%)	2mo	$259,999	$167	59
211 Magnolia St	0.57mi	2/2.0 (-1)	1,525 (+4%)	0mo	$125,000	$82	58
118 Poinsetta St	0.56mi	4/1.0 (+1)	1,558 (+6%)	4mo	$140,000	$90	55
419 Narcissus St	0.69mi	3/2.0	1,273 (-13%)	3mo	$225,000	$177	39
244 Caladium St	0.64mi	4/2.0 (+1)	1,275 (-13%)	0mo	$205,000	$161	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.30×
• Total profit: $-35,081
• Equity at exit: $26,824

10-year hold

• IRR: -22.9%
• Equity multiple: 0.00×
• Total profit: $-50,144
• Equity at exit: $15,554

Cash invested: $50,372 (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 77566

• Home prices YoY: -25.2%
• Rents YoY: -1.1%
• Active inventory: 231
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,602 high
• Mortgage (P&I): −$943
• Tax from tax record: −$268 /mo · $3,212/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-20

Break-even live

Break-even rent $1,628

Max offer price $176,339

Occupancy floor 96%

Sensitivity live

Price	-10% $82	-5% $31	+0% $-20	+5% $-71	+10% $-122
Rent	-10% $-147	-5% $-83	+0% $-20	+5% $43	+10% $106
Rate	-1.0pp $70	-0.5pp $26	base $-20	+0.5pp $-67	+1.0pp $-114

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
460 TX-332 Lake Jackson, TX	1.0–3.0	1.0–2.0	836	$1,453	$1.74	45d	17	0.46mi
460 TX-332 Lake Jackson, TX	1.0–3.0	1.0–2.0	836	$1,203	$1.44	0d	10	0.46mi
106 Cactus St Lake Jackson, TX	2.0	2.0	1104	$1,496	$1.36	45d	1	0.75mi
523 Wisteria St Lake Jackson, TX	3.0	1.5	1508	$1,775	$1.18	45d	1	0.77mi
100 Cactus St Lake Jackson, TX	1.0–2.0	1.0–2.0	950	$1,895	$1.99	0d	22	0.79mi
214 Oleander St Lake Jackson, TX	3.0	2.0	1423	$2,000	$1.41	45d	1	0.88mi
133 Plantation Dr W Lake Jackson, TX	2.0	2.0	1070	$1,149	$1.07	45d	1	0.92mi
500 Willow Dr Unit WILA8 Lake Jackson, TX	2.0	2.0	937	$935	$1.00	45d	1	1.19mi
500 Willow Dr Unit WILC1 Lake Jackson, TX	2.0	2.0	937	$995	$1.06	12d	1	1.19mi
138 Oyster Creek Dr Lake Jackson, TX	3.0	2.0	1175	$1,525	$1.30	45d	1	1.37mi

Listing history 27 events

1. 2026-06-21
   days on market $179,900 Active 9 DOM
2. 2026-06-18
   days on market $179,900 Active 6 DOM
3. 2026-06-17
   days on market $179,900 Active 5 DOM
4. 2026-06-16
   days on market $179,900 Active 4 DOM
5. 2026-06-15
   days on market $179,900 Active 3 DOM
6. 2026-06-13
   pricedays on marketlisting id $179,900 Active 1 DOM
7. 2026-06-09
   days on market $195,000 Active 119 DOM
8. 2026-06-08
   days on market $195,000 Active 118 DOM
9. 2026-06-07
   days on market $195,000 Active 117 DOM
10. 2026-06-04
    days on market $195,000 Active 114 DOM
11. 2026-06-03
    days on market $195,000 Active 113 DOM
12. 2026-06-02
    days on market $195,000 Active 112 DOM
13. 2026-06-01
    days on market $195,000 Active 111 DOM
14. 2026-05-31
    days on market $195,000 Active 110 DOM
15. 2026-03-26
    price $195,000 955-char remark
16. 2026-02-10
    listed $199,999 Active 955-char remark
17. 2025-06-12
    historical $2,000
18. 2025-05-03
    listed $2,000
19. 2024-04-07
    historical $1,750
20. 2024-04-02
    historical $1,750
21. 2024-04-02
    listed $1,750
22. 2024-03-19
    price $1,750
23. 2024-03-14
    price $1,825
24. 2024-02-06
    listed $1,875
25. 2019-07-02
    soldstatus
26. 2009-01-15
    historical
27. 2008-10-15
    listed $89,900

ⓘ 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: $3,212 · $268/mo
• Projected year-2 tax: $3,292 · $274/mo
• Expected delta: +$80/yr (+$7/mo · 2.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 53% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°F today · 26 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: $19,228
• − Mortgage interest: −$10,077
• − Property taxes: −$3,212
• − Insurance: −$900
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$5,233
• Taxable loss: −$3,270
• Est. tax savings @ 24.0%: +$785
• After-tax cash flow: $543/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: Brazosport ISD
• NCES district ID: 4811190
• Math proficiency: 43% ▼ -6.00%
• Reading proficiency: 41% ▼ -2.00%
• Median HH income: $57,024
• Composite: 36.84/100
• National rank: #4557
• State rank: #305 of 826 in TX

Livability — Lake Jackson

• Score: 78/100
• State rank: #76
• US rank: #2709

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Jackson, TX
• County: Brazoria County · 374,982 people
• City population: 30,246
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 30,246
• Household income: $92,586
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 1126.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Hispanic / Latino 28% Two or more races 16% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 3% Serbian 2% Italian 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 83% English-only · Spanish 15% Arabic 1% 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: ▼ -84.81%
• Current HPI: 251.8234
• Rent YoY: ▼ -1.11%
• Metro: Houston-The Woodlands-Sugar Land, TX
• 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

+100.1% since first listed

15 events — show timeline

• 2026-06-13 Listed $179,900 HARMLS
• 2026-06-13 Listing Removed — HARMLS
• 2026-03-26 Price Changed $195,000 HARMLS
• 2026-02-10 Listed $199,999 HARMLS
• 2025-06-12 Rental Removed $2,000 HARMLS
• 2025-05-03 Listed for Rent $2,000 HARMLS
• 2024-04-07 Rental Removed $1,750 HARMLS
• 2024-04-02 Rental Removed $1,750 HARMLS
• 2024-04-02 Listed for Rent $1,750 HARMLS
• 2024-03-19 Price Changed $1,750 HARMLS
• 2024-03-14 Price Changed $1,825 HARMLS
• 2024-02-06 Listed for Rent $1,875 HARMLS
• 2019-07-02 Sold (Public Records) — Public Records
• 2009-01-15 Listing Removed — HARMLS
• 2008-10-15 Listed $89,900 HARMLS

Property tax history

+2.2%/yr

Latest (2025): $3,212 · +6.0% YoY. Source: county tax records.