1006 Mac Dr · Sweeny, TX 77480

$160,000

3 bd · 1.0 ba · 1,298 sqft · SingleFamily public records · 147 Days on market

Built 1954 10,624 sqft lot $123/sqft · 18% below area Est $194k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• Appreciation +10.0/10.0
• 1% rule +4.5/10.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a great house with easy maintenance! 3/1 with an additional huge carpeted family room for fun with the family. Remodeled with new paint, trim, new handicap shower, ceiling fans, all wood floors refinished and ready to go. Central HVAC, recent double carport, covered back porch, BBQ slab off to the side, handicap ramp in front, extra parking for that boat on side of house as well. Refrigerator & range stays, window treatments stay as well. Inside laundry room with room for extra freezer. Large back yard all fenced with access from side. Plenty of room for that storage shed Come take a look!

Key facts

• Extra parking
• Bbq slab
• Large back yard

Tags

• HUGE CARPETED FAMILY ROOM
• COVERED BACK PORCH
• BBQ SLAB
• EXTRA PARKING
• INSIDE LAUNDRY ROOM
• LARGE BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $6 ($77/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (4.7% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 3.7% in Sweeny — 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 71/100 on livability (#306 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute 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: 113 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $34k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 8.7

CMA / ARV

• ARV (median comp): $194,200
• List price: $160,000
• Delta: -17.61%
• 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
1004 Elm	0.07mi	3/1.0	1,188 (-8%)	4mo	$124,000	$104	79
502 N Holly St	0.37mi	3/2.0	1,294 (-0%)	6mo	$85,000	$66	74
211 Peach St	0.55mi	3/2.0	1,307 (+1%)	3mo	$169,900	$130	67
1010 Brockman St	0.75mi	3/2.0	1,304 (+0%)	3mo	$187,450	$144	58
609 Pine St	0.40mi	3/2.0	1,416 (+9%)	6mo	$195,000	$138	57
503 Sycamore St	0.43mi	3/1.0	1,200 (-8%)	13mo	$140,000	$117	57
504 Cedar St	0.49mi	3/2.0	1,144 (-12%)	1mo	$126,000	$110	52
907 Brockman St	0.66mi	3/1.0	1,278 (-2%)	18mo	$160,000	$125	51
212 N Elm St	0.51mi	3/2.0	1,428 (+10%)	12mo	$137,400	$96	46
1110 Estelle St	0.69mi	2/2.0 (-1)	1,260 (-3%)	16mo	$199,900	$159	41
212 N Oak St	0.53mi	2/1.0 (-1)	1,120 (-14%)	20mo	$147,500	$132	31
602 E 1st St	0.69mi	2/2.0 (-1)	1,423 (+10%)	15mo	$160,000	$112	30

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: 24.4%
• Equity multiple: 2.96×
• Total profit: $87,630
• Equity at exit: $144,141

10-year hold

• IRR: 21.6%
• Equity multiple: 6.76×
• Total profit: $257,893
• Equity at exit: $310,845

Cash invested: $44,800 (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 77480

• Home prices YoY: 12.0%
• Active inventory: 113
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,525 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$293 /mo · $3,512/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $6

Break-even live

Break-even rent $1,517

Max offer price $160,000

Occupancy floor 95%

Sensitivity live

Price	-10% $97	-5% $52	+0% $6	+5% $-39	+10% $-84
Rent	-10% $-114	-5% $-54	+0% $6	+5% $67	+10% $127
Rate	-1.0pp $87	-0.5pp $47	base $6	+0.5pp $-35	+1.0pp $-77

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 W Ashley Wilson Rd Sweeny, TX	1.0–2.0	1.0–2.0	704	$995	$1.41	25d	1	0.78mi
1102 Avenue C Unit C Sweeny, TX	3.0	2.0	1691	$1,700	$1.01	2d	1	1.04mi
303 Yaupon St Sweeny, TX	3.0	2.0	1642	$1,850	$1.13	44d	1	1.07mi

Listing history 26 events

1. 2026-06-19
   days on market $160,000 Active 147 DOM
2. 2026-06-18
   days on market $160,000 Active 146 DOM
3. 2026-06-17
   days on market $160,000 Active 145 DOM
4. 2026-06-16
   days on market $160,000 Active 144 DOM
5. 2026-06-15
   days on market $160,000 Active 143 DOM
6. 2026-06-14
   days on market $160,000 Active 141 DOM
7. 2026-06-12
   remarks 687-char remark
8. 2026-06-12
   pricedays on market $160,000 Active 140 DOM
9. 2026-06-09
   days on market $189,000 Active 137 DOM
10. 2026-06-08
    days on market $189,000 Active 136 DOM
11. 2026-06-07
    days on market $189,000 Active 135 DOM
12. 2026-06-07
    days on market $189,000 Active 134 DOM
13. 2026-06-03
    days on market $189,000 Active 131 DOM
14. 2026-06-02
    days on market $189,000 Active 130 DOM
15. 2026-06-01
    days on market $189,000 Active 129 DOM
16. 2026-05-31
    days on market $189,000 Active 128 DOM
17. 2026-05-30
    days on market $189,000 Active 127 DOM
18. 2026-05-02
    price $189,000 619-char remark

    Show marketing remark (619 chars)

    This is a great house with easy maintenance! 3/1 with an additional huge carpeted family room for fun with the family. Remodeled with new paint, trim, new handicap shower, ceiling fans, all wood floors refinished and ready to go. Central HVAC, recent double carport, covered back porch, BBQ slab off to the side, handicap ramp in front, extra parking for that boat on side of house as well. Refrigerator & range stays, window treatments stay as well. Inside laundry room with room for extra freezer. Large back yard all fenced with access from side. Plenty of room for that storage shed Come take a look!

19. 2026-01-23
    listed $194,500 Active 619-char remark

    Show marketing remark (619 chars)

    This is a great house with easy maintenance! 3/1 with an additional huge carpeted family room for fun with the family. Remodeled with new paint, trim, new handicap shower, ceiling fans, all wood floors refinished and ready to go. Central HVAC, recent double carport, covered back porch, BBQ slab off to the side, handicap ramp in front, extra parking for that boat on side of house as well. Refrigerator & range stays, window treatments stay as well. Inside laundry room with room for extra freezer. Large back yard all fenced with access from side. Plenty of room for that storage shed Come take a look!

20. 2011-04-19
    soldstatus
21. 2010-12-02
    soldstatus
22. 2010-12-02
    soldstatus
23. 2010-11-22
    soldstatus 522-char remark

    Show marketing remark (522 chars)

    GREAT HOME W/ WONDERFUL UPDATES & LARGE BACK YARD! Recent Updates Include: Amana Heating & Cooling System (2007); 2 Inch Faux Wood Bilinds; Fresh Paint Throughout Entire House; Carpet in Family Room (Den); Vinyl in Kitchen & Bath; Tile Backsplash in Kitchen; Vanity in Bath; Faucets/Fixtures in Kitchen & Bath; Smoke Detectors & Carbon Monoxide Detector; 30 Year Roof with Windstorm Certificate. Additional Concrete Slab on Side of House, Large Carport, Nice Covered Back Patio, & Huge Fenced Yard.

24. 2010-10-18
    historical 522-char remark

    Show marketing remark (522 chars)

    GREAT HOME W/ WONDERFUL UPDATES & LARGE BACK YARD! Recent Updates Include: Amana Heating & Cooling System (2007); 2 Inch Faux Wood Bilinds; Fresh Paint Throughout Entire House; Carpet in Family Room (Den); Vinyl in Kitchen & Bath; Tile Backsplash in Kitchen; Vanity in Bath; Faucets/Fixtures in Kitchen & Bath; Smoke Detectors & Carbon Monoxide Detector; 30 Year Roof with Windstorm Certificate. Additional Concrete Slab on Side of House, Large Carport, Nice Covered Back Patio, & Huge Fenced Yard.

25. 2010-09-25
    listed $76,900 522-char remark

    Show marketing remark (522 chars)

    GREAT HOME W/ WONDERFUL UPDATES & LARGE BACK YARD! Recent Updates Include: Amana Heating & Cooling System (2007); 2 Inch Faux Wood Bilinds; Fresh Paint Throughout Entire House; Carpet in Family Room (Den); Vinyl in Kitchen & Bath; Tile Backsplash in Kitchen; Vanity in Bath; Faucets/Fixtures in Kitchen & Bath; Smoke Detectors & Carbon Monoxide Detector; 30 Year Roof with Windstorm Certificate. Additional Concrete Slab on Side of House, Large Carport, Nice Covered Back Patio, & Huge Fenced Yard.

26. 2000-01-04
    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: $3,512 · $293/mo
• Projected year-2 tax: $3,512 · $293/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,302
• − Mortgage interest: −$8,962
• − Property taxes: −$3,512
• − Insurance: −$800
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$4,655
• Taxable loss: −$2,556
• Est. tax savings @ 24.0%: +$613
• After-tax cash flow: $691/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 — Sweeny

• Score: 71/100
• State rank: #306
• US rank: #6914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweeny, TX
• Population (ZIP): 8,252

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 17% Black 8% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 3% Slovak 3% Iranian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 90% English-only · Spanish 9% 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: ▲ 35.27%
• Current HPI: 328.8657
• 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

+145.8% since first listed

9 events — show timeline

• 2026-05-02 Price Changed $189,000 HARMLS
• 2026-01-23 Listed $194,500 HARMLS
• 2011-04-19 Sold (Public Records) — Public Records
• 2010-12-02 Sold (Public Records) — Public Records
• 2010-12-02 Sold (Public Records) — Public Records
• 2010-11-22 Sold (MLS) — HARMLS
• 2010-10-18 Listing Removed — HARMLS
• 2010-09-25 Listed $76,900 HARMLS
• 2000-01-04 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,512 · +9.3% YoY. Source: county tax records.