424 Thomas St · Clute, TX 77531

$117,500

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 33 Days on market

Built 1950 6,534 sqft lot Est $86k · 37% over

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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 +10.7/30.0
• Appreciation +7.5/10.0
• Schools +3.7/10.0
• 1% rule +3.3/10.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Recently updated home with that hometown feel right at your front door. Walking distance to local schools and shopping. Enjoy your weekends in your beautifu backyard with the perfect amount of shade and sunlight to enjoy any season.

Key facts

• Covered front porch
• Spacious yard
• Updated roof

Tags

• UPDATED ROOF
• STYLISH EXTERIOR IMPROVEMENTS
• MODERN BLACK TRIM
• WOOD SHUTTERS
• COVERED FRONT PORCH
• SPACIOUS YARD

Property features AI

Finance

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

Exterior

• Security: Prewired for security; Leased security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces east
• Construction: Built in 1950; Cement siding and wood siding; Composition roof; Block foundation
• Exterior features: Covered patio; Patio; Porch; Deck; Private yard; Fenced backyard; Cleared, corner lot; Asphalt road access

Interior

• Kitchen: Free‑standing range; Microwave; Oven
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Plank; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat (gas); Central air (electric)
• Interior features: Breakfast bar; Granite counters; Kitchen and family room combined; Kitchen and dining area combined; Living and dining room
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $-56 ($-671/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (16.9% below list).
• Recommended offer: $98k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.5% in Clute — 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 (#1,002 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, 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.
• Zoned schools: Griffith El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 541 students, 76% FRL); Clute Int (math 34% / reading 28%, grade F, #1,015 of 1,662 statewide, top 62%, 946 students, 73% FRL); Brazoswood H S (math 38% / reading 44%, grade F, #774 of 1,632 statewide, top 49%, 2,398 students, 54% FRL).
• Market conditions: 115 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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

• In year one you build about $7k of equity ($812 loan paydown + $6k appreciation (4.9% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $97,630 (16.9% 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. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.83% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.04%
• DSCR: 0.91
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $85,680
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 E Bernard St	0.09mi	2/1.0	834 (+2%)	8mo	$96,999	$116	86
332 Avery St	0.34mi	2/1.0	840 (+3%)	11mo	$59,900	$71	70
137 W Orchard St	0.15mi	2/1.0	720 (-12%)	6mo	$75,859	$105	69
401 Billington St	0.32mi	2/1.0	924 (+13%)	3mo	$89,900	$97	60
525 Murrell St	0.45mi	3/1.0 (+1)	864 (+6%)	7mo	$90,000	$104	58
170 Lois St	0.43mi	2/1.0	936 (+15%)	0mo	$129,900	$139	55
713 Lewis St	0.72mi	1/1.5 (-1)	804 (-2%)	12mo	$120,000	$149	47

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

Projected returns pro-forma

4.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.70×
• Total profit: $23,075
• Equity at exit: $66,085

10-year hold

• IRR: 12.3%
• Equity multiple: 3.22×
• Total profit: $73,127
• Equity at exit: $113,642

Cash invested: $32,900 (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 77531

• Home prices YoY: 1.6%
• Active inventory: 115
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $976 high
• Mortgage (P&I): −$616
• Tax from tax record: −$162 /mo · $1,945/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $-56

Break-even live

Break-even rent $1,047

Max offer price $107,623

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-23	+0% $-56	+5% $-89	+10% $-122
Rent	-10% $-133	-5% $-94	+0% $-56	+5% $-17	+10% $21
Rate	-1.0pp $3	-0.5pp $-26	base $-56	+0.5pp $-86	+1.0pp $-117

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 Lakeview Dr Clute, TX	1.0	1.0	707	$1,000	$1.41	45d	1	0.80mi
401 Lakeview Dr Clute, TX	1.0–2.0	1.0	808	$944	$1.17	0d	6	0.85mi
107 Hackberry St Clute, TX	3.0	1.0	1050	$1,125	$1.07	45d	1	0.89mi
201 Dixie Dr Clute, TX	1.0–2.0	1.0–2.0	800	$930	$1.16	0d	22	0.91mi
101 Hackberry St Clute, TX	3.0	1.5	1050	$1,169	$1.11	26d	1	0.95mi
101 Hackberry St Clute, TX	2.0	2.0	850	$1,019	$1.20	45d	1	0.95mi
206 Brazoswood Dr Clute, TX	1.0	1.0	680	$690	$1.01	45d	1	0.99mi
201 Hackberry St Clute, TX	1.0–3.0	1.0–2.0	772	$1,037	$1.34	0d	184	1.02mi
201 Hackberry St Clute, TX	1.0–3.0	1.0–2.0	772	$1,037	$1.34	45d	32	1.02mi
261 Brazoswood Dr Clute, TX	2.0	1.0	884	$1,079	$1.22	45d	1	1.03mi
406 Timbercreek Dr Richwood, TX	2.0	2.0	942	$1,145	$1.22	45d	1	1.20mi
400 Timbercreek Dr Richwood, TX	1.0–3.0	1.0–2.0	813	$1,032	$1.27	0d	24	1.20mi
426 Garland Dr Lake Jackson, TX	2.0	1.0	857	$1,145	$1.34	45d	1	1.23mi
420 Garland Dr Lake Jackson, TX	1.0	1.0	683	$745	$1.09	45d	1	1.24mi
418 Garland Dr #122 Lake Jackson, TX	2.0	1.5	866	$1,000	$1.15	19d	1	1.24mi
420 Garland Dr Unit 506 Downstairs W/D Lake Jackson, TX	2.0	2.0	960	$995	$1.04	6d	1	1.27mi
420 Garland Dr Unit 1207 Lake Jackson, TX	1.0	1.0	660	$745	$1.13	14d	1	1.27mi
420 Garland Dr Unit 208 Lake Jackson, TX	1.0	1.0	683	$699	$1.02	26d	1	1.27mi
100 Creekwood Landing Dr Clute, TX	1.0–3.0	1.0–2.0	931	$1,304	$1.40	20d	11	1.40mi
106 Creekwood Lndg Richwood, TX	1.0	1.0	611	$949	$1.55	0d	1	1.44mi

Listing history 28 events

1. 2026-06-21
   days on market $117,500 Active 33 DOM
2. 2026-06-18
   days on market $117,500 Active 30 DOM
3. 2026-06-17
   pricedays on market $117,500 Active 29 DOM
4. 2026-06-16
   days on market $119,000 Active 28 DOM
5. 2026-06-15
   days on market $119,000 Active 27 DOM
6. 2026-06-13
   pricedays on market $119,000 Active 25 DOM
7. 2026-06-09
   days on market $119,999 Active 21 DOM
8. 2026-06-08
   days on market $119,999 Active 20 DOM
9. 2026-06-07
   days on market $119,999 Active 19 DOM
10. 2026-06-04
    days on market $119,999 Active 16 DOM
11. 2026-06-03
    days on market $119,999 Active 15 DOM
12. 2026-06-02
    days on market $119,999 Active 14 DOM
13. 2026-06-01
    days on market $119,999 Active 13 DOM
14. 2026-05-31
    days on market $119,999 Active 12 DOM
15. 2026-05-19
    listed $125,000 Active
16. 2022-12-06
    soldstatus Sold 232-char remark

    Show marketing remark (232 chars)

    Recently updated home with that hometown feel right at your front door. Walking distance to local schools and shopping. Enjoy your weekends in your beautifu backyard with the perfect amount of shade and sunlight to enjoy any season.

17. 2022-12-02
    soldstatus
18. 2022-11-11
    historical
19. 2022-11-09
    status Pending 232-char remark

    Show marketing remark (232 chars)

    Recently updated home with that hometown feel right at your front door. Walking distance to local schools and shopping. Enjoy your weekends in your beautifu backyard with the perfect amount of shade and sunlight to enjoy any season.

20. 2022-11-08
    historical
21. 2022-11-02
    status Option Pending 232-char remark

    Show marketing remark (232 chars)

    Recently updated home with that hometown feel right at your front door. Walking distance to local schools and shopping. Enjoy your weekends in your beautifu backyard with the perfect amount of shade and sunlight to enjoy any season.

22. 2022-09-23
    price $99,000 232-char remark

    Show marketing remark (232 chars)

    Recently updated home with that hometown feel right at your front door. Walking distance to local schools and shopping. Enjoy your weekends in your beautifu backyard with the perfect amount of shade and sunlight to enjoy any season.

23. 2022-09-12
    price $109,900 232-char remark

    Show marketing remark (232 chars)

    Recently updated home with that hometown feel right at your front door. Walking distance to local schools and shopping. Enjoy your weekends in your beautifu backyard with the perfect amount of shade and sunlight to enjoy any season.

24. 2022-08-30
    listed $115,000 Active 232-char remark

    Show marketing remark (232 chars)

    Recently updated home with that hometown feel right at your front door. Walking distance to local schools and shopping. Enjoy your weekends in your beautifu backyard with the perfect amount of shade and sunlight to enjoy any season.

25. 2019-06-03
    historical
26. 2019-05-21
    price $105,000
27. 2019-04-16
    listed $115,000 Active
28. 2016-08-22
    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: $1,945 · $162/mo
• Projected year-2 tax: $2,150 · $179/mo
• Expected delta: +$206/yr (+$17/mo · 10.6%)

ⓘ 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 (unshaded) · 59% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥115°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: $11,716
• − Mortgage interest: −$6,582
• − Property taxes: −$1,945
• − Insurance: −$588
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$3,418
• Taxable loss: −$2,691
• Est. tax savings @ 24.0%: +$646
• After-tax cash flow: $-25/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 — Clute

• Score: 61/100
• State rank: #1002
• US rank: #17771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clute, TX
• County: Brazoria County · 374,982 people
• City population: 16,406
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 16,406
• Household income: $73,240
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 424.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 52% White 34% Two or more races 23% Black 10%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Iranian 1% Slovak 1% Romanian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 67% English-only · Spanish 32% Other Indo-European 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: ▲ 4.93%
• Current HPI: 307.8644
• 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

+8.7% since first listed

14 events — show timeline

• 2026-05-19 Listed $125,000 HARMLS
• 2022-12-06 Sold (MLS) — HARMLS
• 2022-12-02 Sold (Public Records) — Public Records
• 2022-11-11 Rental Removed — RENT.
• 2022-11-09 Pending — HARMLS
• 2022-11-08 Rental Removed — RENT.
• 2022-11-02 Pending — HARMLS
• 2022-09-23 Price Changed $99,000 HARMLS
• 2022-09-12 Price Changed $109,900 HARMLS
• 2022-08-30 Listed $115,000 HARMLS
• 2019-06-03 Listing Removed — HARMLS
• 2019-05-21 Price Changed $105,000 HARMLS
• 2019-04-16 Listed $115,000 HARMLS
• 2016-08-22 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,945 · -2.4% YoY. Source: county tax records.