613 E Wilkins St · Angleton, TX 77515

$54,900

3 bd · 1.0 ba · 1,114 sqft · SingleFamily public records · 20 Days on market

Built 1945 0.50 ac 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Charming home in Angleton with pecan trees, oversized garage, and 1/2 acre lot. Enjoy city living with a spacious outdoor oasis. Nearby schools and amenities make this a great opportunity. Virtual furnishings in photos to showcase potential. To help visualize this home’s layout and showcase its potential, virtual furnishings may have been added to some of the photos included in this listing.

Key facts

• Outdoor oasis
• Nearby schools
• 0.5 acre lot

Tags

• OUTDOOR OASIS
• NEARBY SCHOOLS

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1945; Entry-level: single story
• Construction: Wood siding; Unknown construction material; Block foundation; Composition roof
• Exterior features: Subdivision lot

Interior

• Bedrooms: 3 possible bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Gas heating
• Interior features: 3 rooms total

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $756 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.8% 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: Northside El (math 47% / reading 52%, grade D, #865 of 4,322 statewide, top 21%, 497 students, 67% 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).
• Market conditions: 932 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $380 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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.
• Current owner paid $22k; list at $55k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,076 (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 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: 2.62% ✓
• Cap rate: 22.81%
• Cash-on-cash: 59.00%
• DSCR: 3.63
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $170,442
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 E Miller St	0.19mi	3/1.0	1,114 (0%)	6mo	$187,500	$168	86
1014 N Arcola St	0.21mi	3/1.0	1,072 (-4%)	2mo	$105,000	$98	82
731 Kyle St	0.16mi	2/1.0 (-1)	1,078 (-3%)	7mo	$149,900	$139	77
916 N Chenango St	0.29mi	3/1.0	1,056 (-5%)	3mo	$179,000	$170	75
1113 Chevy Chase Dr	0.43mi	3/1.0	1,082 (-3%)	4mo	$169,000	$156	72
745 Kyle St	0.18mi	3/1.0	963 (-14%)	2mo	$99,000	$103	67
913 Meadowlane St	0.62mi	3/1.0	1,097 (-2%)	9mo	$154,000	$140	62
1001 Ridgecrest St	0.48mi	3/1.0	1,041 (-7%)	7mo	$99,900	$96	61
904 Nottingham Dr	0.30mi	3/1.5	1,258 (+13%)	7mo	$159,000	$126	56
1021 Wimberly St	0.61mi	4/1.0 (+1)	1,172 (+5%)	4mo	$179,000	$153	54
1101 Wimberly St	0.62mi	3/1.0	961 (-14%)	6mo	$166,900	$174	43
1225 San Felipe St	0.52mi	2/1.0 (-1)	968 (-13%)	8mo	$157,000	$162	42

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: 57.6%
• Equity multiple: 3.55×
• Total profit: $39,260
• Equity at exit: $8,186

10-year hold

• IRR: 62.5%
• Equity multiple: 7.26×
• Total profit: $96,255
• Equity at exit: $4,747

Cash invested: $15,372 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,437 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $756

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 42%

Sensitivity live

Price	-10% $794	-5% $775	+0% $756	+5% $737	+10% $718
Rent	-10% $642	-5% $699	+0% $756	+5% $813	+10% $869
Rate	-1.0pp $783	-0.5pp $770	base $756	+0.5pp $742	+1.0pp $727

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Cannan Dr Angleton, TX	1.0–2.0	1.0–2.0	801	$1,192	$1.49	0d	10	0.67mi
307 Cannan Dr Angleton, TX	2.0	2.0	936	$1,100	$1.18	44d	1	0.68mi
409 N Parrish St Angleton, TX	2.0	1.0	1000	$875	$0.88	3d	1	0.84mi
1405 Northview Dr Angleton, TX	3.0	2.0	1172	$2,225	$1.90	3d	1	0.97mi
128 Dallas St Angleton, TX	3.0	2.0	1390	$1,900	$1.37	44d	1	1.12mi
301 Sands St Angleton, TX	2.0	1.0	950	$800	$0.84	44d	1	1.13mi
832 S Anderson St Angleton, TX	3.0	1.0	1104	$1,495	$1.35	8d	1	1.26mi
312 Rice St Unit B Angleton, TX	2.0	1.5	1100	$1,250	$1.14	12d	1	1.34mi
312 Rice St Unit A Angleton, TX	2.0	1.5	1100	$1,195	$1.09	25d	1	1.34mi
312 Rice St Angleton, TX	2.0	2.0	1100	$1,250	$1.14	4d	1	1.34mi
312 Rice St Angleton, TX	2.0	2.0	1100	$1,195	$1.09	25d	1	1.34mi
1300 Buchta Rd Angleton, TX	1.0–3.0	1.0–2.0	773	$1,085	$1.40	25d	8	1.36mi
1300 Buchta Rd Angleton, TX	1.0–3.0	1.0–2.0	773	$1,113	$1.44	0d	13	1.36mi
1400 E Henderson Rd Angleton, TX	1.0–2.0	1.0–2.0	752	$999	$1.33	0d	1	1.47mi

Listing history 14 events

1. 2026-06-21
   days on market $54,900 Pending 20 DOM
2. 2026-06-18
   days on market $54,900 Pending 17 DOM
3. 2026-06-17
   status $54,900 Pending 16 DOM
4. 2026-06-17
   days on market $54,900 Active 16 DOM
5. 2026-06-16
   days on market $54,900 Active 15 DOM
6. 2026-06-15
   days on market $54,900 Active 14 DOM
7. 2026-06-13
   days on market $54,900 Active 12 DOM
8. 2026-06-09
   days on market $54,900 Active 8 DOM
9. 2026-06-08
   days on market $54,900 Active 7 DOM
10. 2026-06-07
    days on market $54,900 Active 6 DOM
11. 2026-06-04
    days on market $54,900 Active 3 DOM
12. 2026-06-03
    days on market $54,900 Active 2 DOM
13. 2026-06-02
    remarks 394-char remark
14. 2026-06-02
    listed $54,900 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥111°F today · 25 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: $17,243
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$1,597
• Taxable income: $8,714
• Est. tax owed @ 24.0%: −$2,091
• After-tax cash flow: $6,978/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

+149.5% since first listed

13 events — show timeline

• 2026-06-01 Listed $54,900 HARMLS
• 2024-03-01 Listing Removed — HARMLS
• 2023-12-18 Listed $149,900 HARMLS
• 2023-11-21 Listing Removed — HARMLS
• 2023-10-13 Price Changed $175,000 HARMLS
• 2023-09-29 Price Changed $187,000 HARMLS
• 2023-09-14 Listed $200,000 HARMLS
• 2018-01-10 Sold (Public Records) — Public Records
• 2012-10-09 Sold (MLS) — HARMLS
• 2012-07-10 Listing Removed — HARMLS
• 2012-06-30 Listed $45,000 HARMLS
• 2007-03-06 Sold (Public Records) — Public Records
• 1992-06-01 Sold (Public Records) $22,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $2,800 · -9.2% YoY. Source: county tax records.