713 W Willis St · Alvin, TX 77511

$250,000

1 bd · 1.0 ba · 1,496 sqft · MultiFamily · 27 Days on market

Built 1945 Good condition 7,813 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Calling all investors! Great addition or start to your investment portfolio - 2 upgraded income-producing duplexes with 3 units currently occupied and rents between $650-$800. Tons of potential! Call today for private viewing of this recently updated property that features recent interior paint, flooring, countertops and more. Conveniently located just near Sealy Park with easy access to local restaurants, shopping, amenities, and commuter routes. Don’t miss out on this money-making gem that combines location, stability, and profitability in one incredible investment opportunity! Come take advantage of this UNIQUE opportunity BEFORE IT’S GONE!!!

Key facts

• Near sealy park
• Recent flooring
• Recent countertops

Tags

• RECENT INTERIOR PAINT
• RECENT FLOORING
• RECENT COUNTERTOPS
• NEAR SEALY PARK
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO AMENITIES

Property features AI

Exterior

• Home design: Residential income property; Built in 1945
• Construction: Composition roof; Originally built in 1945
• Exterior features: Composition roof

Interior

• Bedrooms: Total of 4 units (multifamily property)
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Seller disclosure available

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 2.7% in Alvin — 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 65/100 on livability (#704 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Alvin ISD (suburban): math 39% / reading 48% proficiency, ranked #255 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alvin H S (math 35% / reading 48%, grade F, #767 of 1,632 statewide, top 47%, 2,821 students, 65% FRL) — zoned schools average 65% FRL vs 48% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 589 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).
• At $3,511/mo this rent would consume 56% of the median local household income ($75k/yr) (locally 923% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 4→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,250 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.40% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.93%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.87% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.32×
• Total profit: $22,215
• Equity at exit: $37,276

10-year hold

• IRR: 16.5%
• Equity multiple: 2.28×
• Total profit: $89,509
• Equity at exit: $21,615

Cash invested: $70,000 (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 77511

• Home prices YoY: -18.6%
• Rents YoY: 1.9%
• Active inventory: 589
• Price-to-rent: 17.8×

Monthly cashflow live

• Estimated rent: $3,511 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$737
• Net cashflow: $1,046

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 65%

Sensitivity live

Price	-10% $1,219	-5% $1,132	+0% $1,046	+5% $960	+10% $873
Rent	-10% $769	-5% $907	+0% $1,046	+5% $1,185	+10% $1,323
Rate	-1.0pp $1,172	-0.5pp $1,110	base $1,046	+0.5pp $981	+1.0pp $915

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,510
Total (3 units)			$3,511

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1521 W Blum St Alvin, TX	2.0	2.0	1044	$1,650	$1.58	25d	1	0.61mi

Listing history 15 events

1. 2026-06-18
   days on market $250,000 Active 27 DOM
2. 2026-06-17
   days on market $250,000 Active 26 DOM
3. 2026-06-16
   days on market $250,000 Active 25 DOM
4. 2026-06-15
   days on market $250,000 Active 24 DOM
5. 2026-06-13
   days on market $250,000 Active 22 DOM
6. 2026-06-13
   days on market $250,000 Active 21 DOM
7. 2026-06-09
   days on market $250,000 Active 18 DOM
8. 2026-06-08
   days on market $250,000 Active 17 DOM
9. 2026-06-07
   days on market $250,000 Active 16 DOM
10. 2026-06-04
    days on market $250,000 Active 13 DOM
11. 2026-06-03
    days on market $250,000 Active 12 DOM
12. 2026-06-02
    days on market $250,000 Active 11 DOM
13. 2026-06-01
    days on market $250,000 Active 10 DOM
14. 2026-05-31
    days on market $250,000 Active 9 DOM
15. 2026-05-22
    listed $250,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 93% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 4 d/yr ≥108°F today · 15 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: $42,132
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,371
• − Management: −$3,371
• − Depreciation: −$7,273
• Taxable income: $9,114
• Est. tax owed @ 24.0%: −$2,187
• After-tax cash flow: $10,365/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This multi-family property is in good condition with recent updates, offering a solid investment opportunity with potential for further value enhancement.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace countertops — Modern countertops improve functionality and appeal
• Both Upgrade flooring — New flooring can significantly boost both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace countertops — Modern countertops improve functionality and appeal ↑
• Both Upgrade flooring — New flooring can significantly boost both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Alvin ISD
• NCES district ID: 4808090
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $66,740
• Composite: 38.96/100
• National rank: #4080
• State rank: #255 of 826 in TX

Livability — Alvin

• Score: 65/100
• State rank: #704
• US rank: #13148

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alvin, TX
• County: Brazoria County · 374,982 people
• City population: 51,892
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 51,892
• Household income: $74,939
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 923.0

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 0.58)
• Race & ethnicity: White 50% Hispanic / Latino 41% Two or more races 21% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 1%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 71% English-only · Spanish 27% Other Asian/Pacific 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: ▼ -63.72%
• Current HPI: 278.5745
• Rent YoY: ▲ 1.87%
• 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

1 event — show timeline

• 2026-05-22 Listed $250,000 HARMLS