1514 Gentle Wind Ct · Angleton, TX 77515

$280,990

4 bd · 3.5 ba · 2,400 sqft · Land · 30 Days on market

Built 2026 $69/mo HOA · 3% of rent ↓ 16% since listing

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

The Willow II Floor Plan - This new two-story home boasts a spacious design made for modern lifestyles. On the first floor, an open-concept floorplan combines the kitchen, dining area and family room for seamless entertaining and multitasking, and the luxe owner’s suite and a secondary bedroom are tucked away at the back of the home. Two additional secondary bedrooms are located on the second floor, along with a versatile flex space and game room. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• 2 garage spots
• Built 2026
• Listed 30 days

Property features AI

Finance

• HOA & community: Community managed by Preferred Management Services; Annual association fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Slab foundation; Composition roof
• Construction: Built in 2026; Brick construction
• Exterior features: Back yard fence; Located in a subdivision

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas range
• Bedrooms: Primary bedroom on the first floor; Additional bedrooms on the second and first floors (total 4 bedrooms implied by room list)
• Flooring: Carpet; Vinyl
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Breakfast bar; Double vanity; Kitchen open to family room; Primary bedroom with private bath; Separate shower; Tub with shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $280,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $319,443.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath land listed at $281k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (17.2% below list).
• Recommended offer: $233k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: 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: 921 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).
• This rent runs 31% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• It's been on market 30 days — a 2% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $232,651 (17.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 11.4

CMA / ARV

• ARV (median comp): $319,443
• List price: $280,990
• Delta: -12.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.1%
• Equity multiple: 0.33×
• Total profit: $-59,871
• Equity at exit: $47,630

10-year hold

• IRR: -11.8%
• Equity multiple: 0.30×
• Total profit: $-62,894
• Equity at exit: $27,620

Cash invested: $89,444 (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: 921
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,327 medium
• Mortgage (P&I): −$1,675
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$133
• HOA: −$69
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-125

Break-even live

Break-even rent $2,485

Max offer price $297,273

Occupancy floor —

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: $79,861
• Closing costs: $9,583
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
513 Robin St Angleton, TX	4.0	2.0	1900	$2,495	$1.31	22d	1	0.60mi
3606 Atlas Point Ln Angleton, TX	3.0	2.0	1876	$2,250	$1.20	1d	1	0.79mi
152 Bastrop St Angleton, TX	3.0	2.0	1639	$1,745	$1.06	44d	1	1.20mi

HOA detail

• Monthly dues: $69 · $828/yr

Listing history 22 events

1. 2026-06-13
   statusdays on market $280,990 Pending 30 DOM
2. 2026-06-09
   days on market $280,990 Active 29 DOM
3. 2026-06-08
   days on market $280,990 Active 28 DOM
4. 2026-06-07
   days on market $280,990 Active 27 DOM
5. 2026-06-04
   days on market $280,990 Active 24 DOM
6. 2026-06-03
   days on market $280,990 Active 23 DOM
7. 2026-06-02
   days on market $280,990 Active 22 DOM
8. 2026-06-01
   days on market $280,990 Active 21 DOM
9. 2026-05-31
   days on market $280,990 Active 20 DOM
10. 2026-05-11
    listed $249,999 Active 613-char remark
11. 2026-05-11
    historical
12. 2026-05-07
    price $260,740
13. 2026-05-04
    price $265,440
14. 2026-04-29
    price $270,140
15. 2026-04-21
    price $279,390
16. 2026-04-09
    price $288,640
17. 2026-04-06
    price $298,190
18. 2026-03-25
    price $309,240
19. 2026-03-13
    price $314,290
20. 2026-03-10
    price $319,640
21. 2026-03-02
    price $324,990
22. 2026-02-26
    listed $335,990 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: $1,034 · $86/mo
• Projected year-2 tax: $5,142 · $429/mo
• Expected delta: +$4,108/yr (+$342/mo · 397.4%)

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

Taxation est. · year 1

• Rental income: $27,918
• − Mortgage interest: −$17,894
• − Property taxes: −$1,034
• − Insurance: −$1,597
• − Repairs & maintenance: −$2,233
• − Management: −$2,233
• − HOA: −$828
• − Depreciation: −$9,293
• Taxable loss: −$7,194
• Est. tax savings @ 24.0%: +$1,727
• After-tax cash flow: $221/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

-16.4% since first listed

15 events — show timeline

• 2026-06-10 Pending — HARMLS
• 2026-05-19 Price Changed $280,990 HARMLS
• 2026-05-11 Listing Removed — HARMLS
• 2026-05-11 Listed $249,999 HARMLS
• 2026-05-07 Price Changed $260,740 HARMLS
• 2026-05-04 Price Changed $265,440 HARMLS
• 2026-04-29 Price Changed $270,140 HARMLS
• 2026-04-21 Price Changed $279,390 HARMLS
• 2026-04-09 Price Changed $288,640 HARMLS
• 2026-04-06 Price Changed $298,190 HARMLS
• 2026-03-25 Price Changed $309,240 HARMLS
• 2026-03-13 Price Changed $314,290 HARMLS
• 2026-03-10 Price Changed $319,640 HARMLS
• 2026-03-02 Price Changed $324,990 HARMLS
• 2026-02-26 Listed $335,990 HARMLS

Property tax history

-40.1%/yr

Latest (2025): $1,034 · -40.1% YoY. Source: county tax records.