1109 E Miller St · Angleton, TX 77515

$160,000

4 bd · 2.0 ba · 1,566 sqft · SingleFamily public records · 154 Days on market

Built 1954 8,572 sqft lot $102/sqft · 10% below area Est $177k · 10% 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 +26.4/30.0
• ARV discount +11.8/15.0
• DSCR +9.0/10.0
• 1% rule +7.8/10.0
• 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

Move in ready 4 bedroom,2 bath, 1 car attached garage home. The large living room is ideal for entertaining and family gatherings/dinners, while the kitchen has plenty of counter space and cabinets as well as stainless steel appliances including glass cooktop stove. Large master suite. New Carpet added to all bedrooms. Additionally, there is an indoor laundry room and separate storage area. Big backyard will be great for family cookouts.

Key facts

• Big backyard
• Large living room
• Indoor laundry room

Tags

• LARGE LIVING ROOM
• KITCHEN WITH COUNTER SPACE
• STAINLESS STEEL APPLIANCES
• INDOOR LAUNDRY ROOM
• BIG BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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 $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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 1954 — 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: 1.28% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.20%
• DSCR: 1.50
• GRM: 6.5

CMA / ARV

• ARV (median comp): $177,052
• List price: $160,000
• Delta: -9.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
816 E Wilkins St	0.26mi	4/2.0	1,587 (+1%)	6mo	$99,900	$63	80
630 N Rockisland St	0.33mi	3/2.0 (-1)	1,614 (+3%)	6mo	$235,000	$146	69
204 Bryan Way	0.60mi	4/2.0	1,635 (+4%)	2mo	$239,900	$147	63
749 Lorrain St	0.42mi	3/2.0 (-1)	1,653 (+6%)	5mo	$195,000	$118	62
21 Alexander Ct	0.72mi	3/2.0 (-1)	1,519 (-3%)	3mo	$305,000	$201	54
1001 Wimberly St	0.63mi	4/2.0	1,454 (-7%)	6mo	$219,000	$151	54
53 Alexander Ct	0.68mi	3/2.5 (-1)	1,582 (+1%)	8mo	$289,000	$183	53
45 Alexander Ct	0.69mi	3/2.0 (-1)	1,527 (-2%)	9mo	$245,000	$160	51
632 Northridge St	0.55mi	3/2.0 (-1)	1,704 (+9%)	4mo	$224,900	$132	51
744 Browning St	0.56mi	4/2.0	1,740 (+11%)	8mo	$270,000	$155	49
700 Northridge St	0.54mi	3/1.5 (-1)	1,400 (-11%)	7mo	$185,000	$132	44
39 Alexander Ct	0.70mi	3/2.0 (-1)	1,785 (+14%)	5mo	$230,000	$129	35

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $798
• Equity at exit: $23,857

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $35,358
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,051 high
• Mortgage (P&I): −$839
• Tax from tax record: −$297 /mo · $3,561/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $418

Break-even live

Break-even rent $1,522

Max offer price $160,000

Occupancy floor 75%

Sensitivity live

Price	-10% $509	-5% $463	+0% $418	+5% $373	+10% $328
Rent	-10% $256	-5% $337	+0% $418	+5% $499	+10% $580
Rate	-1.0pp $499	-0.5pp $459	base $418	+0.5pp $377	+1.0pp $335

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 Northview Dr Angleton, TX	3.0	2.0	1172	$2,225	$1.90	3d	1	0.85mi
152 Bastrop St Angleton, TX	3.0	2.0	1639	$1,745	$1.06	44d	1	0.88mi
128 Dallas St Angleton, TX	3.0	2.0	1390	$1,900	$1.37	44d	1	0.89mi
3 Dallas Ct #1 Angleton, TX	3.0	3.0	1550	$1,450	$0.94	44d	1	1.00mi
832 S Anderson St Angleton, TX	3.0	1.0	1104	$1,495	$1.35	8d	1	1.17mi
513 Robin St Angleton, TX	4.0	2.0	1900	$2,495	$1.31	22d	1	1.19mi

Listing history 27 events

1. 2026-06-18
   days on market $160,000 Active 154 DOM
2. 2026-06-17
   days on market $160,000 Active 153 DOM
3. 2026-06-16
   days on market $160,000 Active 152 DOM
4. 2026-06-15
   days on market $160,000 Active 151 DOM
5. 2026-06-13
   days on market $160,000 Active 149 DOM
6. 2026-06-09
   days on market $160,000 Active 145 DOM
7. 2026-06-08
   days on market $160,000 Active 144 DOM
8. 2026-06-07
   days on market $160,000 Active 143 DOM
9. 2026-06-04
   days on market $160,000 Active 140 DOM
10. 2026-06-03
    days on market $160,000 Active 139 DOM
11. 2026-06-02
    days on market $160,000 Active 138 DOM
12. 2026-06-01
    days on market $160,000 Active 137 DOM
13. 2026-05-31
    days on market $160,000 Active 136 DOM
14. 2026-05-06
    price $160,000 441-char remark

    Show marketing remark (441 chars)

    Move in ready 4 bedroom,2 bath, 1 car attached garage home. The large living room is ideal for entertaining and family gatherings/dinners, while the kitchen has plenty of counter space and cabinets as well as stainless steel appliances including glass cooktop stove. Large master suite. New Carpet added to all bedrooms. Additionally, there is an indoor laundry room and separate storage area. Big backyard will be great for family cookouts.

15. 2026-04-03
    price $170,000 441-char remark

    Show marketing remark (441 chars)

    Move in ready 4 bedroom,2 bath, 1 car attached garage home. The large living room is ideal for entertaining and family gatherings/dinners, while the kitchen has plenty of counter space and cabinets as well as stainless steel appliances including glass cooktop stove. Large master suite. New Carpet added to all bedrooms. Additionally, there is an indoor laundry room and separate storage area. Big backyard will be great for family cookouts.

16. 2026-02-15
    price $180,000 441-char remark

    Show marketing remark (441 chars)

    Move in ready 4 bedroom,2 bath, 1 car attached garage home. The large living room is ideal for entertaining and family gatherings/dinners, while the kitchen has plenty of counter space and cabinets as well as stainless steel appliances including glass cooktop stove. Large master suite. New Carpet added to all bedrooms. Additionally, there is an indoor laundry room and separate storage area. Big backyard will be great for family cookouts.

17. 2026-02-01
    price $185,000 441-char remark

    Show marketing remark (441 chars)

    Move in ready 4 bedroom,2 bath, 1 car attached garage home. The large living room is ideal for entertaining and family gatherings/dinners, while the kitchen has plenty of counter space and cabinets as well as stainless steel appliances including glass cooktop stove. Large master suite. New Carpet added to all bedrooms. Additionally, there is an indoor laundry room and separate storage area. Big backyard will be great for family cookouts.

18. 2026-01-14
    listed $190,000 Active 441-char remark

    Show marketing remark (441 chars)

    Move in ready 4 bedroom,2 bath, 1 car attached garage home. The large living room is ideal for entertaining and family gatherings/dinners, while the kitchen has plenty of counter space and cabinets as well as stainless steel appliances including glass cooktop stove. Large master suite. New Carpet added to all bedrooms. Additionally, there is an indoor laundry room and separate storage area. Big backyard will be great for family cookouts.

19. 2023-04-19
    historical
20. 2023-03-06
    listed $200,000 Active
21. 2018-06-13
    soldstatus
22. 2018-06-12
    soldstatus Sold
23. 2018-05-04
    status Pending
24. 2018-04-23
    status Option Pending
25. 2018-04-10
    listed $144,900 Active
26. 2007-12-28
    soldstatus
27. 2002-02-22
    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: $3,561 · $297/mo
• Projected year-2 tax: $3,561 · $297/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) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $24,618
• − Mortgage interest: −$8,962
• − Property taxes: −$3,561
• − Insurance: −$800
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − Depreciation: −$4,655
• Taxable income: $2,701
• Est. tax owed @ 24.0%: −$648
• After-tax cash flow: $4,370/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

+10.4% since first listed

14 events — show timeline

• 2026-05-06 Price Changed $160,000 HARMLS
• 2026-04-03 Price Changed $170,000 HARMLS
• 2026-02-15 Price Changed $180,000 HARMLS
• 2026-02-01 Price Changed $185,000 HARMLS
• 2026-01-14 Listed $190,000 HARMLS
• 2023-04-19 Listing Removed — HARMLS
• 2023-03-06 Listed $200,000 HARMLS
• 2018-06-13 Sold (Public Records) — Public Records
• 2018-06-12 Sold (MLS) — HARMLS
• 2018-05-04 Pending — HARMLS
• 2018-04-23 Pending — HARMLS
• 2018-04-10 Listed $144,900 HARMLS
• 2007-12-28 Sold (Public Records) — Public Records
• 2002-02-22 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $3,561 · -3.5% YoY. Source: county tax records.