1214 Woodward St · Damon, TX 77430

$198,500

3 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 94 Days on market

Built 1950 0.29 ac lot $185/sqft · 21% above area Est $164k · 21% 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 +20.7/30.0
• Appreciation +8.4/10.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

THIS CUTE LITTLE HOME ON 2 LOTS WILL NOT LAST LONG. WITH THE BIG BAY WINDOW IN THE FAMILY ROOM, ITS A PERFECT FRAME FOR YOUR OVER-SIZED CHRISTMAS TREE! NOT IN THE CHRISTMAS SPIRIT? THE FAMILY ROOM IS WELL LIT WITH WARM, NATURAL LIGHTING. LOTS OF UPGRADES AND LOVING TOUCHES HAVE BEEN ADDED TO THIS HOME. PLENTY OF ROOM WITH THE LOT NEXT DOOR FOR AN RV ... OR A POOL FOR THE KIDDOS! CALL NOW TO SCHEDULE A VIEWING OF THIS HOME.

Key facts

• Natural lighting
• Upgrades
• Room for rv

Tags

• BIG BAY WINDOW
• NATURAL LIGHTING
• UPGRADES
• ROOM FOR RV
• ROOM FOR POOL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/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 $190k (4.4% below list).
• Recommended offer: $181k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#1,522 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: schools F, amenities F, commute F.
• Damon ISD (rural): math 25% / reading 15% proficiency, ranked #1,103 of 1,141 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 58 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 $15k of equity ($1k loan paydown + $13k appreciation (6.7% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,635 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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 1950 — 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. 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: 0.96% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (median comp): $163,628
• List price: $198,500
• Delta: 21.31%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
623 Bernard St	0.35mi	3/2.5	1,032 (-4%)	11mo	$235,000	$228	62
3414 Commerce St	0.35mi	2/2.0 (-1)	1,038 (-3%)	22mo	$168,900	$163	51

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

Projected returns pro-forma

6.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.49×
• Total profit: $82,947
• Equity at exit: $133,997

10-year hold

• IRR: 20.4%
• Equity multiple: 5.11×
• Total profit: $228,635
• Equity at exit: $251,375

Cash invested: $55,580 (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 77430

• Home prices YoY: 2.2%
• Active inventory: 58
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,898 medium
• Mortgage (P&I): −$1,041
• Tax from tax record: −$108 /mo · $1,298/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $267

Break-even live

Break-even rent $1,559

Max offer price $198,500

Occupancy floor 81%

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: $49,625
• Closing costs: $5,955
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $198,500 Active 94 DOM
2. 2026-06-17
   days on market $198,500 Active 93 DOM
3. 2026-06-16
   days on market $198,500 Active 92 DOM
4. 2026-06-15
   days on market $198,500 Active 91 DOM
5. 2026-06-13
   days on market $198,500 Active 89 DOM
6. 2026-06-12
   days on market $198,500 Active 88 DOM
7. 2026-06-09
   days on market $198,500 Active 85 DOM
8. 2026-06-08
   days on market $198,500 Active 84 DOM
9. 2026-06-08
   days on market $198,500 Active 83 DOM
10. 2026-06-05
    days on market $198,500 Active 81 DOM
11. 2026-06-03
    days on market $198,500 Active 79 DOM
12. 2026-06-02
    days on market $198,500 Active 78 DOM
13. 2026-06-01
    days on market $198,500 Active 77 DOM
14. 2026-05-31
    days on market $198,500 Active 76 DOM
15. 2026-03-16
    listed $198,500 Active 428-char remark

    Show marketing remark (428 chars)

    THIS CUTE LITTLE HOME ON 2 LOTS WILL NOT LAST LONG. WITH THE BIG BAY WINDOW IN THE FAMILY ROOM, ITS A PERFECT FRAME FOR YOUR OVER-SIZED CHRISTMAS TREE! NOT IN THE CHRISTMAS SPIRIT? THE FAMILY ROOM IS WELL LIT WITH WARM, NATURAL LIGHTING. LOTS OF UPGRADES AND LOVING TOUCHES HAVE BEEN ADDED TO THIS HOME. PLENTY OF ROOM WITH THE LOT NEXT DOOR FOR AN RV ... OR A POOL FOR THE KIDDOS! CALL NOW TO SCHEDULE A VIEWING OF THIS HOME.

16. 2022-09-13
    soldstatus
17. 2022-05-11
    soldstatus
18. 2022-05-06
    soldstatus
19. 2022-05-06
    soldstatus
20. 2003-06-20
    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: $1,298 · $108/mo
• Projected year-2 tax: $3,633 · $303/mo
• Expected delta: +$2,334/yr (+$195/mo · 179.8%)

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

Taxation est. · year 1

• Rental income: $22,774
• − Mortgage interest: −$11,119
• − Property taxes: −$1,298
• − Insurance: −$992
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$5,775
• Taxable loss: −$54
• Est. tax savings @ 24.0%: +$13
• After-tax cash flow: $3,222/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: Damon ISD
• NCES district ID: 4816260
• Math proficiency: 25% ▲ 10.00%
• Reading proficiency: 15% ▬ 0.00%
• Median HH income: $45,296
• Composite: 20.73/100
• National rank: #13747
• State rank: #1103 of 1141 in TX

Livability — Damon

• Score: 49/100
• State rank: #1522
• US rank: #25981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Damon, TX
• Population (ZIP): 1,916

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 15% Two or more races 5%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 3% Iranian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8% 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: ▲ 6.73%
• Current HPI: 312.7758
• 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

6 events — show timeline

• 2026-03-16 Listed $198,500 HARMLS
• 2022-09-13 Sold (Public Records) — Public Records
• 2022-05-11 Sold (Public Records) — Public Records
• 2022-05-06 Sold (Public Records) — Public Records
• 2022-05-06 Sold (Public Records) — Public Records
• 2003-06-20 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,298 · -5.0% YoY. Source: county tax records.