1910 Starlight St · Angleton, TX 77515

$232,991

4 bd · 3.0 ba · 2,229 sqft · SingleFamily · 30 Days on market

Built 2026 Good condition $69/mo HOA · 3% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

The Hendrix Floor Plan - This single-level home features a modern, low-maintenance layout, with an open-concept floorplan and inviting covered patio perfect for entertaining. Three secondary bedrooms are located off the foyer, with a convenient flex space near the main living area ready to be used as a studio or home office. The luxe owner’s suite is tucked into a private corner at the back of the home. 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

• Flex space
• Single-level home
• Covered patio

Tags

• SINGLE-LEVEL HOME
• OPEN-CONCEPT FLOORPLAN
• COVERED PATIO
• FLEX SPACE
• LUXE OWNER’S SUITE

Property features AI

Finance

• HOA & community: Association 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); Single-story entry (first-floor living); Builder: Lennar Homes; Facing direction not specified
• Construction: Brick construction; Composition roof; Slab foundation; Built in 2026
• Exterior features: Fenced backyard

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas range; Breakfast nook
• Bedrooms: Primary bedroom (first floor); Bedroom (first floor); Bedroom (first floor); Bedroom (first floor); Office can be used as flex space (first floor)
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms; Double vanity; Separate shower; Tub/shower
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Breakfast bar; Double vanity; Kitchen/family room combo; Separate shower; Tub/shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Laundry area on first floor

🏗️ New construction. The $232,991 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $319,239.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $233k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-534 ($-6k/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 $229k (1.8% below list).
• Recommended offer: $229k (1.8% below list) — sets the bar for 1% rule.

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: 932 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 ($229k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,769 (1.8% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.72% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.28%
• DSCR: 0.72
• GRM: 11.6

CMA / ARV

• ARV (median comp): $319,239
• List price: $232,991
• Delta: -27.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1935 Stargazer Ln	0.11mi	4/3.0	2,229 (0%)	0mo	$252,990	$113	95
28815 Golden Wheat Ct	0.20mi	4/2.5	2,263 (+2%)	1mo	$350,990	$155	86
2103 Mosaic Valley Ct	0.20mi	4/2.5	2,263 (+2%)	1mo	$313,990	$139	85
2119 Mosaic Valley Ct	0.23mi	4/2.5	2,263 (+2%)	2mo	$310,990	$137	84
3623 Atlas Point Ln	0.24mi	4/2.5	2,263 (+2%)	1mo	$311,990	$138	83
3552 Atlas Point Ln	0.22mi	4/2.5	2,073 (-7%)	1mo	$279,990	$135	75
3603 Atlas Point Ct	0.21mi	4/2.5	2,015 (-10%)	0mo	$305,990	$152	72
2126 Mosaic Valley Ct	0.23mi	4/2.5	1,984 (-11%)	1mo	$303,990	$153	68
1523 Windrose Bnd	0.40mi	4/2.5	2,388 (+7%)	1mo	$299,500	$125	67
3507 Atlas Point Ln	0.15mi	3/2.5 (-1)	2,539 (+14%)	0mo	$265,790	$105	63
2931 Summer Breeze Way	0.55mi	4/2.5	2,066 (-7%)	2mo	$292,990	$142	59
112 Bayou Bend Ct	0.73mi	3/2.5 (-1)	2,447 (+10%)	1mo	$347,900	$142	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: -28.7%
• Equity multiple: 0.04×
• Total profit: $-85,646
• Equity at exit: $47,600

10-year hold

• IRR: -28.2%
• Equity multiple: -0.32×
• Total profit: $-117,925
• Equity at exit: $27,602

Cash invested: $89,387 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,288 medium
• Mortgage (P&I): −$1,674
• Tax est. 1.5%: −$399 /mo · $4,789/yr
• Insurance: −$133
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$69
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-534

Break-even live

Break-even rent $2,964

Max offer price $241,916

Occupancy floor —

Sensitivity live

Price	-10% $-314	-5% $-424	+0% $-534	+5% $-645	+10% $-755
Rent	-10% $-715	-5% $-625	+0% $-534	+5% $-444	+10% $-354
Rate	-1.0pp $-374	-0.5pp $-453	base $-534	+0.5pp $-617	+1.0pp $-701

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: $79,810
• Closing costs: $9,577
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3606 Atlas Point Ln Angleton, TX	3.0	2.0	1876	$2,250	$1.20	0d	1	0.24mi
513 Robin St Angleton, TX	4.0	2.0	1900	$2,495	$1.31	23d	1	1.06mi
3 Dallas Ct #1 Angleton, TX	3.0	3.0	1550	$1,450	$0.94	45d	1	1.39mi

HOA detail

• Monthly dues: $69 · $828/yr

Listing history 13 events

1. 2026-06-13
   statusdays on market $232,991 Pending 30 DOM
2. 2026-06-09
   days on market $232,991 Active 29 DOM
3. 2026-06-08
   days on market $232,991 Active 28 DOM
4. 2026-06-07
   days on market $232,991 Active 27 DOM
5. 2026-06-04
   days on market $232,991 Active 24 DOM
6. 2026-06-03
   days on market $232,991 Active 23 DOM
7. 2026-06-02
   days on market $232,991 Active 22 DOM
8. 2026-06-01
   days on market $232,991 Active 21 DOM
9. 2026-05-31
   days on market $232,991 Active 20 DOM
10. 2026-05-11
    historical
11. 2026-05-11
    listed $232,990 Active 568-char remark
12. 2026-05-08
    listed $232,990 Active
13. 2026-05-08
    listed $232,990 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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥111°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: $27,452
• − Mortgage interest: −$17,882
• − Property taxes: −$4,789
• − Insurance: −$2,394
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − HOA: −$828
• − Depreciation: −$9,287
• Taxable loss: −$12,120
• Est. tax savings @ 24.0%: +$2,909
• After-tax cash flow: $-3,504/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 · 30 photos

Good 80/100 Cosmetic rehab

This modern single-family home is in excellent condition with a good condition score of 80. It is move-in ready with minimal repairs and maintenance needed. The property has a good curb appeal and is well-suited for both resale and rental markets.

Value-add opportunities

• Resale Painting the exterior — Fresh paint can enhance curb appeal and property value
• Resale Landscaping improvements — A well-maintained yard can attract more buyers
• Both Adding smart home features — Smart home features can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Resale Landscaping improvements — A well-maintained yard can attract more buyers ↑
• Both Adding smart home features — Smart home features can increase 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: 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

• 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

+0.0% since first listed

5 events — show timeline

• 2026-06-10 Pending — HARMLS
• 2026-05-20 Price Changed $232,991 HARMLS
• 2026-05-11 Listing Removed — HARMLS
• 2026-05-11 Listed $232,990 HARMLS
• 2026-05-08 Listed $232,990 HARMLS