3511 Atlas Point Ln · Angleton, TX 77515

$252,890

3 bd · 2.0 ba · 1,880 sqft · SingleFamily · 15 Days on market

Built 2026 Good condition $69/mo HOA · 3% of rent ↓ 22% since listing

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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 Dashwood Floor Plan - This single-story home has a versatile layout with everything residents need to live comfortably. Attached to the foyer are two bedrooms, which share a full bathroom in the hall. Adjacent is a study and down the hall is the open-concept kitchen, dining room and family room with a covered patio attached. In the back of the home is the owner’s suite which features a full bathroom and walk-in closet. 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

• Versatile layout
• Open-concept kitchen
• Walk-in closet

Tags

• SINGLE-STORY HOME
• VERSATILE LAYOUT
• OPEN-CONCEPT KITCHEN
• COVERED PATIO
• OWNER'S SUITE
• WALK-IN CLOSET

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); Slab foundation
• Construction: Built in 2026; Brick and stucco exterior; Composition roof
• Exterior features: Back yard fence; Subdivision lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas range; Breakfast bar (kitchen open to family room)
• Bedrooms: Primary bedroom on first floor (14 x 14); Bedroom on first floor (11 x 10); Bedroom on first floor (10 x 10); Office on first floor (9 x 10)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• 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 with shower; 7 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $252,890 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $304,990.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $253k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-519 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (13.7% below list).
• Recommended offer: $218k (13.7% 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: Rancho Isabella El (math 42% / reading 47%, grade F, #1,155 of 4,322 statewide, top 29%, 418 students, 68% 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; 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 15 days — a 2% lower offer ($249k) 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 $218,261 (13.7% 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: 4.51%
• Cash-on-cash: -6.36%
• DSCR: 0.72
• GRM: 11.6

CMA / ARV

• ARV (median comp): $304,990
• List price: $252,890
• Delta: -17.08%
• 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
3606 Atlas Point Ln	0.11mi	3/2.0	1,876 (-0%)	1mo	$296,990	$158	94
3503 Atlas Point Ln	0.02mi	3/2.0	1,792 (-5%)	2mo	$312,990	$175	90
2131 Mosaic Valley Ct	0.10mi	3/2.0	1,792 (-5%)	2mo	$311,990	$174	86
3607 Atlas Point Ln	0.11mi	4/2.0 (+1)	1,924 (+2%)	2mo	$301,990	$157	85
3610 Atlas Point Ln	0.12mi	4/2.0 (+1)	1,776 (-6%)	1mo	$291,990	$164	79
2126 Mosaic Valley Ct	0.08mi	4/2.5 (+1)	1,984 (+6%)	1mo	$303,990	$153	79
3622 Atlas Point Ln	0.14mi	4/2.0 (+1)	1,776 (-6%)	1mo	$289,991	$163	78
3603 Atlas Point Ct	0.10mi	4/2.5 (+1)	2,015 (+7%)	0mo	$305,990	$152	76
3552 Atlas Point Ln	0.09mi	4/2.5 (+1)	2,073 (+10%)	1mo	$279,990	$135	71
2943 Summer Breeze Way	0.66mi	4/2.5 (+1)	2,066 (+10%)	2mo	$292,990	$142	44
2931 Summer Breeze Way	0.68mi	4/2.5 (+1)	2,066 (+10%)	2mo	$292,990	$142	44
1506 Gentle Wind Ct	0.69mi	4/2.0 (+1)	1,670 (-11%)	1mo	$275,990	$165	43

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: -28.9%
• Equity multiple: 0.04×
• Total profit: $-82,355
• Equity at exit: $45,475

10-year hold

• IRR: -28.7%
• Equity multiple: -0.33×
• Total profit: $-113,798
• Equity at exit: $26,370

Cash invested: $85,397 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,183 medium
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$69
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-519

Break-even live

Break-even rent $2,839

Max offer price $229,902

Occupancy floor —

Sensitivity live

Price	-10% $-308	-5% $-414	+0% $-519	+5% $-624	+10% $-730
Rent	-10% $-691	-5% $-605	+0% $-519	+5% $-433	+10% $-346
Rate	-1.0pp $-365	-0.5pp $-441	base $-519	+0.5pp $-598	+1.0pp $-678

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: $76,248
• Closing costs: $9,150
• 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	0.12mi
513 Robin St Angleton, TX	4.0	2.0	1900	$2,495	$1.31	24d	1	1.18mi
3 Dallas Ct #1 Angleton, TX	3.0	3.0	1550	$1,450	$0.94	45d	1	1.49mi

HOA detail

• Monthly dues: $69 · $828/yr

Listing history 13 events

1. 2026-05-11
   historical
2. 2026-05-11
   listed $252,890 Active 588-char remark
3. 2026-05-08
   price $252,890
4. 2026-05-07
   price $252,890
5. 2026-05-05
   price $261,990
6. 2026-05-04
   price $261,990
7. 2026-05-01
   price $267,440
8. 2026-04-30
   price $267,440
9. 2026-04-07
   price $276,390
10. 2026-04-07
    price $276,390
11. 2026-03-28
    price $281,140
12. 2026-03-24
    listed $324,990 Active
13. 2026-03-23
    listed $324,990 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: $26,191
• − Mortgage interest: −$17,084
• − Property taxes: −$4,575
• − Insurance: −$2,322
• − Repairs & maintenance: −$2,095
• − Management: −$2,095
• − HOA: −$828
• − Depreciation: −$8,872
• Taxable loss: −$11,681
• Est. tax savings @ 24.0%: +$2,803
• After-tax cash flow: $-3,423/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 · 1 photo

Good 80/100 None rehab

This single-story home is in excellent condition with a good layout and curb appeal. Minor updates to the exterior and interior can significantly enhance its value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Modern flooring improves aesthetics and functionality
• Both New kitchen appliances — Upgrades the kitchen and adds value
• Both New bathroom fixtures — Enhances the bathrooms and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Modern flooring improves aesthetics and functionality ↑
• Both New kitchen appliances — Upgrades the kitchen and adds value ↑
• Both New bathroom fixtures — Enhances the bathrooms and adds 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

-22.2% since first listed

8 events — show timeline

• 2026-05-26 Pending — HARMLS
• 2026-05-11 Listing Removed — HARMLS
• 2026-05-11 Listed $252,890 HARMLS
• 2026-05-07 Price Changed $252,890 HARMLS
• 2026-05-04 Price Changed $261,990 HARMLS
• 2026-04-30 Price Changed $267,440 HARMLS
• 2026-04-07 Price Changed $276,390 HARMLS
• 2026-03-24 Listed $324,990 HARMLS