605 Holly St · Angleton, TX 77515

$150,000

4 bd · 1.0 ba · 1,790 sqft · SingleFamily public records · 10 Days on market

Built 1960 9,583 sqft lot Est $240k · 37% under

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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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +7.4/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a great property near Westside Elementary. Has a formal living, kitchen has a breakfast area with built-in desk. There is a den area with space for a large dining table and a built-in hutch. the enclosed garage area has a laundry room just off the kitchen and the enclosed garage area as an optional room and between that room is a large laundry room and an attached area for split bedroom #4 or an Office with an exterior door to the back yard. This nice brick home is in an established neighborhood close to school and 288. About 1790 sq. ft. on slab, about . 22 acre lot. Re-Roofed 10/26/2015.

Key facts

• Enclosed garage
• Two living areas
• Built-in hutch

Tags

• TWO LIVING AREAS
• BUILT-IN HUTCH
• GALLEY STYLE KITCHEN
• BREAKFAST AREA
• ENCLOSED GARAGE
• LARGE INSIDE LAUNDRY

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.9% vs local median 4.0% in Angleton — 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 74/100 on livability (#171 in TX, #4,520 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities F, commute F.
• Angleton ISD (suburban): math 36% / reading 44% proficiency, ranked #375 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Westside El (math 52% / reading 44%, grade D, #971 of 4,322 statewide, top 23%, 1,010 students, 78% FRL); Angleton J H School (math 26% / reading 41%, grade F, #911 of 1,662 statewide, top 56%, 1,561 students, 68% FRL); Angleton H S (math 22% / reading 45%, grade F, #1,011 of 1,632 statewide, top 63%, 2,066 students, 67% FRL) — zoned schools average 71% FRL vs 54% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 932 active listings in the ZIP; solid renter incomes; 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 $1k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1960 — 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 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: 1.24% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.18%
• DSCR: 1.41
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $239,860
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
618 W Peach St	0.13mi	4/2.0	1,794 (+0%)	0mo	$199,990	$111	89
127 N Erskine St	0.39mi	3/2.0 (-1)	1,766 (-1%)	0mo	$145,000	$82	71
8318 Amethyst Valley Ln	0.42mi	4/3.0	1,687 (-6%)	6mo	$309,888	$184	58
3119 Emerald Hills Dr	0.42mi	3/2.0 (-1)	1,629 (-9%)	1mo	$199,290	$122	56
708 Western Ave	0.44mi	4/2.5	1,658 (-7%)	21mo	$189,900	$115	44
629 W Locust St	0.45mi	3/2.5 (-1)	1,580 (-12%)	21mo	$249,900	$158	31
1009 Western Ave	0.70mi	3/2.0 (-1)	1,563 (-13%)	14mo	$260,000	$166	26
324 E Kiber St	0.67mi	3/2.0 (-1)	1,568 (-12%)	16mo	$210,000	$134	25

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,746
• Equity at exit: $22,365

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $23,479
• Equity at exit: $12,969

Cash invested: $42,000 (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 77515

• Home prices YoY: -5.1%
• Active inventory: 932
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,859 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$298 /mo · $3,576/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $321

Break-even live

Break-even rent $1,452

Max offer price $150,000

Occupancy floor 78%

Sensitivity live

Price	-10% $406	-5% $364	+0% $321	+5% $279	+10% $236
Rent	-10% $174	-5% $248	+0% $321	+5% $395	+10% $468
Rate	-1.0pp $397	-0.5pp $359	base $321	+0.5pp $282	+1.0pp $243

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2025-06-13
   soldstatus Sold 606-char remark

   Show marketing remark (606 chars)

   This is a great property near Westside Elementary. Has a formal living, kitchen has a breakfast area with built-in desk. There is a den area with space for a large dining table and a built-in hutch. the enclosed garage area has a laundry room just off the kitchen and the enclosed garage area as an optional room and between that room is a large laundry room and an attached area for split bedroom #4 or an Office with an exterior door to the back yard. This nice brick home is in an established neighborhood close to school and 288. About 1790 sq. ft. on slab, about . 22 acre lot. Re-Roofed 10/26/2015.

2. 2025-06-13
   soldstatus

   Show marketing remark (606 chars)

   This is a great property near Westside Elementary. Has a formal living, kitchen has a breakfast area with built-in desk. There is a den area with space for a large dining table and a built-in hutch. the enclosed garage area has a laundry room just off the kitchen and the enclosed garage area as an optional room and between that room is a large laundry room and an attached area for split bedroom #4 or an Office with an exterior door to the back yard. This nice brick home is in an established neighborhood close to school and 288. About 1790 sq. ft. on slab, about . 22 acre lot. Re-Roofed 10/26/2015.

3. 2025-05-29
   status Pending

   Show marketing remark (606 chars)

   This is a great property near Westside Elementary. Has a formal living, kitchen has a breakfast area with built-in desk. There is a den area with space for a large dining table and a built-in hutch. the enclosed garage area has a laundry room just off the kitchen and the enclosed garage area as an optional room and between that room is a large laundry room and an attached area for split bedroom #4 or an Office with an exterior door to the back yard. This nice brick home is in an established neighborhood close to school and 288. About 1790 sq. ft. on slab, about . 22 acre lot. Re-Roofed 10/26/2015.

4. 2025-05-29
   status Pending 606-char remark

   Show marketing remark (606 chars)

   This is a great property near Westside Elementary. Has a formal living, kitchen has a breakfast area with built-in desk. There is a den area with space for a large dining table and a built-in hutch. the enclosed garage area has a laundry room just off the kitchen and the enclosed garage area as an optional room and between that room is a large laundry room and an attached area for split bedroom #4 or an Office with an exterior door to the back yard. This nice brick home is in an established neighborhood close to school and 288. About 1790 sq. ft. on slab, about . 22 acre lot. Re-Roofed 10/26/2015.

5. 2025-05-19
   listed $150,000 Active
6. 2025-05-14
   listed $150,000 Active 606-char remark

   Show marketing remark (606 chars)

   This is a great property near Westside Elementary. Has a formal living, kitchen has a breakfast area with built-in desk. There is a den area with space for a large dining table and a built-in hutch. the enclosed garage area has a laundry room just off the kitchen and the enclosed garage area as an optional room and between that room is a large laundry room and an attached area for split bedroom #4 or an Office with an exterior door to the back yard. This nice brick home is in an established neighborhood close to school and 288. About 1790 sq. ft. on slab, about . 22 acre lot. Re-Roofed 10/26/2015.

7. 2025-05-09
   historical
8. 2025-04-09
   listed $139,000 Active
9. 2025-03-28
   historical
10. 2025-03-18
    price $146,800
11. 2025-02-15
    listed $159,999 Active
12. 2023-11-18
    historical $1,250
13. 2023-11-18
    historical
14. 2023-11-07
    listed $1,250
15. 2023-11-06
    status Active
16. 2023-10-28
    historical $1,250
17. 2023-10-27
    status Option Pending
18. 2023-10-20
    listed $1,250
19. 2023-10-18
    status Active
20. 2023-10-06
    historical $1,250
21. 2023-10-04
    historical
22. 2023-09-29
    price $1,250
23. 2023-09-28
    price $166,750
24. 2023-09-19
    listed $1,400
25. 2023-06-28
    listed $170,000 Active
26. 2019-12-11
    historical
27. 2019-06-11
    listed $109,000 Active

ⓘ 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: $3,576 · $298/mo
• Projected year-2 tax: $3,576 · $298/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 22 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: $22,306
• − Mortgage interest: −$8,402
• − Property taxes: −$3,576
• − Insurance: −$750
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − Depreciation: −$4,364
• Taxable income: $1,644
• Est. tax owed @ 24.0%: −$395
• After-tax cash flow: $3,461/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: Angleton ISD
• NCES district ID: 4808310
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $55,670
• Composite: 35.01/100
• National rank: #5046
• State rank: #375 of 826 in TX

Livability — Angleton

• Score: 74/100
• State rank: #171
• US rank: #4520

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Angleton, TX
• County: Brazoria County · 374,982 people
• City population: 34,088
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 34,088
• Household income: $88,787
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 785.0

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 55% Hispanic / Latino 33% Two or more races 18% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 78% English-only · Spanish 20% 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: ▼ -15.59%
• Current HPI: 288.7286
• 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

+37.6% since first listed

27 events — show timeline

• 2025-06-13 Sold (Public Records) — Public Records
• 2025-06-13 Sold (MLS) — HARMLS
• 2025-05-29 Pending — BCBR
• 2025-05-29 Pending — HARMLS
• 2025-05-19 Listed $150,000 BCBR
• 2025-05-14 Listed $150,000 HARMLS
• 2025-05-09 Listing Removed — HARMLS
• 2025-04-09 Listed $139,000 HARMLS
• 2025-03-28 Listing Removed — HARMLS
• 2025-03-18 Price Changed $146,800 HARMLS
• 2025-02-15 Listed $159,999 HARMLS
• 2023-11-18 Rental Removed $1,250 HARMLS
• 2023-11-18 Listing Removed — HARMLS
• 2023-11-07 Listed for Rent $1,250 HARMLS
• 2023-11-06 Relisted — HARMLS
• 2023-10-28 Rental Removed $1,250 HARMLS
• 2023-10-27 Pending — HARMLS
• 2023-10-20 Listed for Rent $1,250 HARMLS
• 2023-10-18 Relisted — HARMLS
• 2023-10-06 Rental Removed $1,250 HARMLS
• 2023-10-04 Listing Removed — HARMLS
• 2023-09-29 Price Changed $1,250 HARMLS
• 2023-09-28 Price Changed $166,750 HARMLS
• 2023-09-19 Listed for Rent $1,400 HARMLS
• 2023-06-28 Listed $170,000 HARMLS
• 2019-12-11 Listing Removed — HARMLS
• 2019-06-11 Listed $109,000 HARMLS

Property tax history

+1.2%/yr

Latest (2025): $3,576 · -8.7% YoY. Source: county tax records.