1116 Southhampton St · Angleton, TX 77515

$164,900

4 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 42 Days on market

Built 1952 8,712 sqft lot $106/sqft · 23% below area Est $214k · 23% under ↓ 14% since listing

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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 +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.9/10.0
• 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

ASKING PRICE REDUCTION. Near shopping and school. Washer, dryer, and refrigerator go with the house approx. 6 years old. Property sold as is and no owner financing. Selling price is $30K below county appraisal amount. GREAT INVESTMENT OPPORTUNITY.

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1952

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential property (Residential City subtype)
• Construction: Frame construction; Slab foundation; Composition roof
• Exterior features: Gas grill; Enclosed, screened rear porch; Wood fencing; Corner lot; Publicly maintained road

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit cooling
• Interior features: Dishwasher; Refrigerator; Hardwood flooring; Vinyl flooring; No fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.17%
• DSCR: 1.50
• GRM: 6.5

CMA / ARV

• ARV (median comp): $214,450
• List price: $164,900
• Delta: -23.11%
• 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
21 Alexander Ct	0.22mi	3/2.0 (-1)	1,519 (-3%)	3mo	$305,000	$201	78
749 Lorrain St	0.35mi	3/2.0 (-1)	1,653 (+6%)	5mo	$195,000	$118	65
808 Manor Dr	0.58mi	3/2.0 (-1)	1,603 (+3%)	1mo	$249,500	$156	63
700 N Plantation Dr	0.59mi	3/2.0 (-1)	1,477 (-5%)	2mo	$215,000	$146	58
39 Alexander Ct	0.24mi	3/2.0 (-1)	1,785 (+14%)	5mo	$230,000	$129	56
1 Shallowbrook St	0.70mi	3/2.0 (-1)	1,515 (-3%)	4mo	$239,000	$158	54
632 Northridge St	0.47mi	3/2.0 (-1)	1,704 (+9%)	4mo	$224,900	$132	54
8 Robin Ct	0.62mi	4/2.0	1,720 (+10%)	3mo	$285,990	$166	51
216 Amy St	0.60mi	4/2.0	1,760 (+13%)	4mo	$290,990	$165	48
13 Robin Ct	0.63mi	4/2.0	1,748 (+12%)	4mo	$284,127	$163	47
142 Kelly St	0.62mi	3/2.0 (-1)	1,388 (-11%)	2mo	$224,900	$162	46
11 Robin Ct	0.64mi	3/2.0 (-1)	1,409 (-10%)	5mo	$255,630	$181	45

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $746
• Equity at exit: $24,587

10-year hold

• IRR: 10.1%
• Equity multiple: 1.79×
• Total profit: $36,289
• Equity at exit: $14,258

Cash invested: $46,172 (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: $2,122 high
• Mortgage (P&I): −$865
• Tax from tax record: −$313 /mo · $3,760/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $430

Break-even live

Break-even rent $1,578

Max offer price $164,900

Occupancy floor 75%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 Northview Dr Angleton, TX	3.0	2.0	1172	$2,225	$1.90	2d	1	0.38mi
128 Dallas St Angleton, TX	3.0	2.0	1390	$1,900	$1.37	43d	1	0.61mi
513 Robin St Angleton, TX	4.0	2.0	1900	$2,495	$1.31	21d	1	0.70mi
152 Bastrop St Angleton, TX	3.0	2.0	1639	$1,745	$1.06	43d	1	0.70mi
3 Dallas Ct #1 Angleton, TX	3.0	3.0	1550	$1,450	$0.94	43d	1	0.73mi

Listing history 15 events

1. 2026-06-18
   remarks 247-char remark
2. 2026-06-18
   pricedays on market $164,900 Active 42 DOM
3. 2026-06-17
   days on market $174,900 Active 41 DOM
4. 2026-06-16
   days on market $174,900 Active 40 DOM
5. 2026-06-15
   days on market $174,900 Active 39 DOM
6. 2026-06-13
   days on market $174,900 Active 37 DOM
7. 2026-06-09
   days on market $174,900 Active 33 DOM
8. 2026-06-08
   days on market $174,900 Active 32 DOM
9. 2026-06-07
   days on market $174,900 Active 31 DOM
10. 2026-06-04
    days on market $174,900 Active 28 DOM
11. 2026-06-03
    days on market $174,900 Active 27 DOM
12. 2026-06-02
    pricedays on market $174,900 Active 26 DOM
13. 2026-06-01
    days on market $192,000 Active 25 DOM
14. 2026-05-31
    days on market $192,000 Active 24 DOM
15. 2026-05-07
    listed $192,000 Active 164-char remark

ⓘ 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: $3,760 · $313/mo
• Projected year-2 tax: $3,760 · $313/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥111°F today · 26 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: $25,466
• − Mortgage interest: −$9,237
• − Property taxes: −$3,760
• − Insurance: −$824
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$4,797
• Taxable income: $2,773
• Est. tax owed @ 24.0%: −$665
• After-tax cash flow: $4,491/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

-14.1% since first listed

3 events — show timeline

• 2026-06-14 Price Changed $164,900 BCBR
• 2026-06-02 Price Changed $174,900 BCBR
• 2026-05-07 Listed $192,000 BCBR

Property tax history

+2.8%/yr

Latest (2025): $3,760 · +10.2% YoY. Source: county tax records.