1406 W 6th St · Freeport, TX 77541

$120,000

3 bd · 1.0 ba · 1,511 sqft · SingleFamily public records · 111 Days on market

Built 1942 7,000 sqft lot $79/sqft · 15% below area Est $142k · 15% under ↓ 20% since listing

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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 +24.8/30.0
• ARV discount +14.4/15.0
• DSCR +8.0/10.0
• 1% rule +7.0/10.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for outdoor tranquility paired with tasteful interior updates? This is the one. This charming home offers three bedrooms, one bathroom, and two additional flex rooms—perfect for a home office, playroom, or extra living space. Thoughtful updates throughout create a comfortable and welcoming atmosphere, while the wheelchair-accessible layout adds convenience and functionality. Enjoy peaceful outdoor surroundings and versatile indoor living all in one place. Schedule your showing today—this home is a must-see.

Key facts

• Interior updates
• 7,000 sq ft lot
• Garage

Tags

• INTERIOR UPDATES
• WHEELCHAIR-ACCESSIBLE LAYOUT
• PEACEFUL OUTDOOR SURROUNDINGS
• VERSATILE INDOOR LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• 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.
• Market conditions: 590 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); 100% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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

• It's been on market 111 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
8. 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.
9. 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.
10. 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: 1.20% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.03%
• DSCR: 1.40
• GRM: 6.9

CMA / ARV

• ARV (median comp): $141,585
• List price: $120,000
• Delta: -15.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1427 W 7th St	0.12mi	3/2.0	1,368 (-10%)	1mo	$145,000	$106	74
1530 W 10th St	0.30mi	4/2.0 (+1)	1,453 (-4%)	1mo	$184,900	$127	70
1118 W 11th St	0.38mi	4/2.0 (+1)	1,520 (+1%)	4mo	$178,000	$117	69
1607 W 11th St	0.40mi	3/2.0	1,635 (+8%)	5mo	$199,000	$122	59
923 W 9th St	0.45mi	3/2.0	1,391 (-8%)	4mo	$197,495	$142	59
606 W 6th St	0.70mi	3/2.0	1,458 (-4%)	2mo	$99,900	$69	56
922 W 11th St	0.49mi	3/2.0	1,383 (-8%)	8mo	$149,900	$108	53
1502 W 11th St	0.33mi	3/2.0	1,293 (-14%)	5mo	$179,999	$139	52
731 W 4th St	0.56mi	2/2.0 (-1)	1,620 (+7%)	6mo	$45,000	$28	47
631 W 8th St	0.66mi	4/2.5 (+1)	1,581 (+5%)	8mo	$234,900	$149	44
706 W 7th St	0.61mi	4/2.0 (+1)	1,380 (-9%)	6mo	$105,000	$76	43
529 W 4th St	0.74mi	3/2.0	1,292 (-14%)	5mo	$194,900	$151	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-7,482
• Equity at exit: $17,892

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $9,160
• Equity at exit: $10,375

Cash invested: $33,600 (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 77541

• Home prices YoY: -29.3%
• Active inventory: 590
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$207 /mo · $2,489/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $186

Break-even live

Break-even rent $1,207

Max offer price $120,000

Occupancy floor 82%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Yaupon St Unit ST402 Freeport, TX	3.0	1.0	1050	$1,150	$1.10	43d	1	0.28mi
102 North Avenue C Unit C Freeport, TX	4.0	2.0	1500	$1,550	$1.03	43d	1	0.74mi
905 N Avenue J Freeport, TX	3.0	2.0	1161	$871	$0.75	43d	1	1.36mi

Listing history 11 events

1. 2026-06-13
   statusdays on market $120,000 Pending 111 DOM
2. 2026-06-09
   days on market $120,000 Active 107 DOM
3. 2026-06-08
   days on market $120,000 Active 106 DOM
4. 2026-06-07
   days on market $120,000 Active 105 DOM
5. 2026-06-04
   statusdays on market $120,000 Active 102 DOM
6. 2026-06-02
   statusdays on market $120,000 Pending 101 DOM
7. 2026-06-01
   days on market $120,000 Active 100 DOM
8. 2026-05-31
   days on market $120,000 Active 99 DOM
9. 2026-04-25
   price $129,900 535-char remark

   Show marketing remark (535 chars)

   Looking for outdoor tranquility paired with tasteful interior updates? This is the one. This charming home offers three bedrooms, one bathroom, and two additional flex rooms—perfect for a home office, playroom, or extra living space. Thoughtful updates throughout create a comfortable and welcoming atmosphere, while the wheelchair-accessible layout adds convenience and functionality. Enjoy peaceful outdoor surroundings and versatile indoor living all in one place. Schedule your showing today—this home is a must-see.

10. 2026-03-18
    price $140,000 535-char remark

    Show marketing remark (535 chars)

    Looking for outdoor tranquility paired with tasteful interior updates? This is the one. This charming home offers three bedrooms, one bathroom, and two additional flex rooms—perfect for a home office, playroom, or extra living space. Thoughtful updates throughout create a comfortable and welcoming atmosphere, while the wheelchair-accessible layout adds convenience and functionality. Enjoy peaceful outdoor surroundings and versatile indoor living all in one place. Schedule your showing today—this home is a must-see.

11. 2026-02-21
    listed $162,000 Active 535-char remark

    Show marketing remark (535 chars)

    Looking for outdoor tranquility paired with tasteful interior updates? This is the one. This charming home offers three bedrooms, one bathroom, and two additional flex rooms—perfect for a home office, playroom, or extra living space. Thoughtful updates throughout create a comfortable and welcoming atmosphere, while the wheelchair-accessible layout adds convenience and functionality. Enjoy peaceful outdoor surroundings and versatile indoor living all in one place. Schedule your showing today—this home is a must-see.

ⓘ 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: $2,489 · $207/mo
• Projected year-2 tax: $2,489 · $207/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 8/10 Severe FEMA zone X (unshaded) · 60% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥113°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,309
• − Mortgage interest: −$6,722
• − Property taxes: −$2,489
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$3,491
• Taxable income: $440
• Est. tax owed @ 24.0%: −$106
• After-tax cash flow: $2,130/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 — 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

• Census place: Freeport, TX
• County: Brazoria County · 374,982 people
• City population: 16,996
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 16,996
• Household income: $66,507
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 354.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 47% White 38% Two or more races 23% Black 12%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 71% English-only · Spanish 29%

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: ▼ -110.12%
• Current HPI: 265.9301
• Rent YoY: —
• 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

-19.8% since first listed

3 events — show timeline

• 2026-04-25 Price Changed $129,900 HARMLS
• 2026-03-18 Price Changed $140,000 HARMLS
• 2026-02-21 Listed $162,000 HARMLS

Property tax history

+3.5%/yr

Latest (2025): $2,489 · +8.2% YoY. Source: county tax records.