127 N Erskine St · Angleton, TX 77515

$145,000

3 bd · 1.0 ba · 1,766 sqft · SingleFamily public records · 232 Days on market

Built 1935 9,583 sqft lot $82/sqft · 28% below area Est $202k · 28% under ↓ 31% since listing

---

Why this score? — see what drove the C+ 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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.3/10.0
• 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

Located on a corner lot, this charming three-bedroom, two-bathroom home offers plenty of space for entertaining. The home boasts a spacious interior with ample room. An enclosed back patio provides a fantastic space for relaxation or outdoor gatherings. With a spacious lot and multiple entrances, this property offers added convenience and flexibility.

Key facts

• Spacious lot
• Multiple entrances
• Corner lot

Tags

• CORNER LOT
• ENCLOSED BACK PATIO
• SPACIOUS LOT
• MULTIPLE ENTRANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: schools D, 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.
• Market conditions: 921 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

• It's been on market 232 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.13% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.06%
• DSCR: 1.36
• GRM: 7.3

CMA / ARV

• ARV (median comp): $201,616
• List price: $145,000
• Delta: -28.08%
• 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
127 N Erskine St	0.00mi	3/2.0	1,766 (0%)	0mo	$145,000	$82	96
3119 Emerald Hills Dr	0.11mi	3/2.0	1,629 (-8%)	1mo	$199,290	$122	77
618 W Peach St	0.31mi	4/2.0 (+1)	1,794 (+2%)	0mo	$199,990	$111	74
305 Leonard St	0.52mi	3/2.0	1,768 (+0%)	2mo	$163,000	$92	70
8318 Amethyst Valley Ln	0.11mi	4/3.0 (+1)	1,687 (-4%)	6mo	$309,888	$184	69
216 N Morgan St	0.50mi	3/2.0	1,646 (-7%)	13mo	$202,500	$123	51
316 Leonard St	0.55mi	3/2.5	1,850 (+5%)	14mo	$211,999	$115	49
607 E Miller St	0.71mi	4/3.0 (+1)	1,778 (+1%)	10mo	$229,000	$129	44
1006 N Valderas St	0.72mi	4/2.0 (+1)	1,809 (+2%)	11mo	$210,000	$116	44
630 N Rockisland St	0.74mi	3/2.0	1,614 (-9%)	6mo	$235,000	$146	42
708 Western Ave	0.53mi	4/2.5 (+1)	1,658 (-6%)	21mo	$189,900	$115	37
324 E Kiber St	0.65mi	3/2.0	1,568 (-11%)	16mo	$210,000	$134	34

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-6,087
• Equity at exit: $21,620

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $17,228
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,645 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$206 /mo · $2,477/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $273

Break-even live

Break-even rent $1,300

Max offer price $145,000

Occupancy floor 78%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-18
   status Pending 353-char remark

   Show marketing remark (353 chars)

   Located on a corner lot, this charming three-bedroom, two-bathroom home offers plenty of space for entertaining. The home boasts a spacious interior with ample room. An enclosed back patio provides a fantastic space for relaxation or outdoor gatherings. With a spacious lot and multiple entrances, this property offers added convenience and flexibility.

2. 2026-02-04
   status Active 353-char remark

   Show marketing remark (353 chars)

   Located on a corner lot, this charming three-bedroom, two-bathroom home offers plenty of space for entertaining. The home boasts a spacious interior with ample room. An enclosed back patio provides a fantastic space for relaxation or outdoor gatherings. With a spacious lot and multiple entrances, this property offers added convenience and flexibility.

3. 2026-01-27
   status Pending 353-char remark

   Show marketing remark (353 chars)

   Located on a corner lot, this charming three-bedroom, two-bathroom home offers plenty of space for entertaining. The home boasts a spacious interior with ample room. An enclosed back patio provides a fantastic space for relaxation or outdoor gatherings. With a spacious lot and multiple entrances, this property offers added convenience and flexibility.

4. 2025-11-13
   price $145,000 353-char remark

   Show marketing remark (353 chars)

   Located on a corner lot, this charming three-bedroom, two-bathroom home offers plenty of space for entertaining. The home boasts a spacious interior with ample room. An enclosed back patio provides a fantastic space for relaxation or outdoor gatherings. With a spacious lot and multiple entrances, this property offers added convenience and flexibility.

5. 2025-10-08
   listed $155,000 Active 353-char remark

   Show marketing remark (353 chars)

   Located on a corner lot, this charming three-bedroom, two-bathroom home offers plenty of space for entertaining. The home boasts a spacious interior with ample room. An enclosed back patio provides a fantastic space for relaxation or outdoor gatherings. With a spacious lot and multiple entrances, this property offers added convenience and flexibility.

6. 2025-02-27
   historical
7. 2025-01-24
   listed $195,000 Active
8. 2024-12-22
   historical
9. 2024-08-26
   price $195,000
10. 2024-06-22
    listed $210,000 Active
11. 2018-02-26
    soldstatus

ⓘ 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: $2,477 · $206/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$177/yr (+$15/mo · 7.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°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: $19,746
• − Mortgage interest: −$8,122
• − Property taxes: −$2,477
• − Insurance: −$725
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$4,218
• Taxable income: $1,044
• Est. tax owed @ 24.0%: −$251
• After-tax cash flow: $3,022/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

-31.0% since first listed

11 events — show timeline

• 2026-05-18 Pending — HARMLS
• 2026-02-04 Relisted — HARMLS
• 2026-01-27 Pending — HARMLS
• 2025-11-13 Price Changed $145,000 HARMLS
• 2025-10-08 Listed $155,000 HARMLS
• 2025-02-27 Listing Removed — HARMLS
• 2025-01-24 Listed $195,000 HARMLS
• 2024-12-22 Listing Removed — HARMLS
• 2024-08-26 Price Changed $195,000 HARMLS
• 2024-06-22 Listed $210,000 HARMLS
• 2018-02-26 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,477 · +10.2% YoY. Source: county tax records.