LEXINGTON Plan · Angleton, TX 77515

$270,900

4 bd · 2.5 ba · 1,785 sqft · SingleFamily · 60 Days on market

Good condition Garage

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Why this score? — see what drove the D- 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 +9.4/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The open-concept design of the two-story Lexington floor plan shows the huge island kitchen connected to the great room and dining room. The open-feel of the home is popular with today's sophisticated buyer, who is looking for a design that fosters togetherness in the home and makes entertaining fun. The use of space in the Lexington is well thought out, with the primary suite privately situated on the first floor, while the secondary bedrooms are on the second floor.

Key facts

• Island kitchen
• Primary suite
• Secondary bedrooms

Tags

• ISLAND KITCHEN
• GREAT ROOM
• DINING ROOM
• PRIMARY SUITE
• SECONDARY BEDROOMS

🏗️ New construction. The $270,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $278,002.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $271k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-263 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (19.4% below list).
• Recommended offer: $218k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.4% in Angleton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 1104 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 36d 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 $2k of loan paydown is wiped out by about $8k 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 60 days — a 3% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $218,277 (19.4% 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. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.79% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.03%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $278,002
• List price: $270,900
• Delta: -2.55%
• 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
1506 Gentle Wind Ct	0.15mi	4/2.0	1,670 (-6%)	2mo	$275,990	$165	78
1531 Gentle Wind Ct	0.17mi	4/2.0	1,670 (-6%)	2mo	$221,940	$133	78
1609 Elm Ct	0.18mi	4/3.0	2,012 (+13%)	0mo	$363,900	$181	68
325 Bennett St	0.74mi	4/2.5	1,785 (0%)	0mo	$248,900	$139	65
1105 Isabella Blvd	0.51mi	3/2.0 (-1)	1,704 (-4%)	2mo	$263,900	$155	60
9 Colony Sq	0.50mi	4/2.0	1,941 (+9%)	1mo	$344,900	$178	59
423 Robin St	0.59mi	4/2.0	1,900 (+6%)	3mo	$311,990	$164	57
1906 Stargazer Ln	0.61mi	4/2.0	1,922 (+8%)	1mo	$230,340	$120	56
3503 Atlas Point Ln	0.73mi	3/2.0 (-1)	1,792 (+0%)	3mo	$312,990	$175	56
3511 Atlas Point Ln	0.74mi	3/2.0 (-1)	1,880 (+5%)	1mo	$252,890	$135	48
9 Riverwood Circle Ct	0.72mi	4/2.0	1,583 (-11%)	0mo	$269,900	$170	45
104 Oriole Ln	0.50mi	3/1.0 (-1)	1,536 (-14%)	2mo	$129,900	$85	41

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: -23.1%
• Equity multiple: 0.21×
• Total profit: $-61,743
• Equity at exit: $41,451

10-year hold

• IRR: -17.6%
• Equity multiple: 0.04×
• Total profit: $-75,056
• Equity at exit: $24,036

Cash invested: $77,840 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 169 active · 50 under contract
• Months of supply: 11.9 mo (8%/mo absorbed)
• Median asking: $269,990 ($150/sqft)
• Median days on market: 113 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +3.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77515

• Home prices YoY: -5.1%
• Active inventory: 1104
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$1,458
• Tax est. 1.5%: −$348 /mo · $4,170/yr
• Insurance: −$116
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-263

Break-even live

Break-even rent $2,516

Max offer price $239,905

Occupancy floor —

Sensitivity live

Price	-10% $-71	-5% $-167	+0% $-263	+5% $-359	+10% $-455
Rent	-10% $-436	-5% $-349	+0% $-263	+5% $-177	+10% $-91
Rate	-1.0pp $-123	-0.5pp $-193	base $-263	+0.5pp $-335	+1.0pp $-409

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: $69,500
• Closing costs: $8,340
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Stadium Dr Angleton, TX	1.0–3.0	1.0–2.0	1065	$1,810	$1.70	0d	19	0.44mi
513 Robin St Angleton, TX	4.0	2.0	1900	$2,495	$1.31	71d	1	0.67mi
3602 Atlas Point Ln Angleton, TX	4.0	3.0	1959	$2,500	$1.28	25d	1	0.83mi
2126 Mosaic Valley Ct Angleton, TX	4.0	2.0	1984	$2,300	$1.16	35d	1	0.84mi
3606 Atlas Point Ln Angleton, TX	3.0	2.0	1876	$2,175	$1.16	14d	1	0.84mi
3606 Atlas Point Ln Angleton, TX	3.0	2.0	1876	$2,175	$1.16	23d	1	0.84mi
3 Dallas Ct #1 Angleton, TX	3.0	3.0	1550	$1,450	$0.94	93d	1	1.14mi
128 Dallas St Angleton, TX	3.0	2.0	1390	$1,900	$1.37	93d	1	1.16mi
152 Bastrop St Angleton, TX	3.0	2.0	1639	$1,745	$1.06	93d	1	1.29mi
8 Piney Way Angleton, TX	3.0	2.0	1402	$2,095	$1.49	7d	1	1.29mi

Property features AI

Finance

• Financial info: List price: $270,900

Exterior

• Parking: 2 garage spaces (2 parking spaces total)
• Home design: Located in Angleton, TX 77515Listing status: Active
• Exterior features: Living area approximately 1,785 (living area provided)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan: LEXINGTONNew construction inventory type: Plan

Listing history 47 events

1. 2026-08-08
   days on market $270,900 Active 60 DOM
2. 2026-08-06
   days on market $270,900 Active 58 DOM
3. 2026-08-05
   days on market $270,900 Active 57 DOM
4. 2026-08-04
   days on market $270,900 Active 56 DOM
5. 2026-08-03
   days on market $270,900 Active 55 DOM
6. 2026-07-31
   days on market $270,900 Active 52 DOM
7. 2026-07-30
   days on market $270,900 Active 51 DOM
8. 2026-07-30
   days on market $270,900 Active 50 DOM
9. 2026-07-28
   days on market $270,900 Active 49 DOM
10. 2026-07-26
    days on market $270,900 Active 47 DOM
11. 2026-07-24
    days on market $270,900 Active 45 DOM
12. 2026-07-23
    days on market $270,900 Active 44 DOM
13. 2026-07-22
    days on market $270,900 Active 43 DOM
14. 2026-07-21
    days on market $270,900 Active 42 DOM
15. 2026-07-20
    days on market $270,900 Active 41 DOM
16. 2026-07-18
    days on market $270,900 Active 39 DOM
17. 2026-07-18
    days on market $270,900 Active 38 DOM
18. 2026-07-16
    days on market $270,900 Active 37 DOM
19. 2026-07-15
    days on market $270,900 Active 36 DOM
20. 2026-07-14
    days on market $270,900 Active 35 DOM
21. 2026-07-13
    days on market $270,900 Active 34 DOM
22. 2026-07-13
    days on market $270,900 Active 33 DOM
23. 2026-07-11
    days on market $270,900 Active 32 DOM
24. 2026-07-10
    days on market $270,900 Active 31 DOM
25. 2026-07-09
    days on market $270,900 Active 30 DOM
26. 2026-07-07
    days on market $270,900 Active 28 DOM
27. 2026-07-06
    days on market $270,900 Active 27 DOM
28. 2026-07-06
    days on market $270,900 Active 26 DOM
29. 2026-07-05
    days on market $270,900 Active 25 DOM
30. 2026-07-03
    days on market $270,900 Active 24 DOM
31. 2026-07-02
    days on market $270,900 Active 23 DOM
32. 2026-07-01
    days on market $270,900 Active 22 DOM
33. 2026-06-30
    days on market $270,900 Active 21 DOM
34. 2026-06-29
    days on market $270,900 Active 20 DOM
35. 2026-06-28
    days on market $270,900 Active 19 DOM
36. 2026-06-27
    days on market $270,900 Active 18 DOM
37. 2026-06-26
    days on market $270,900 Active 17 DOM
38. 2026-06-24
    days on market $270,900 Active 15 DOM
39. 2026-06-22
    days on market $270,900 Active 13 DOM
40. 2026-06-21
    days on market $270,900 Active 12 DOM
41. 2026-06-18
    days on market $270,900 Active 9 DOM
42. 2026-06-17
    days on market $270,900 Active 8 DOM
43. 2026-06-16
    days on market $270,900 Active 7 DOM
44. 2026-06-15
    days on market $270,900 Active 6 DOM
45. 2026-06-13
    days on market $270,900 Active 4 DOM
46. 2026-06-10
    remarks 472-char remark
47. 2026-06-10
    listed $270,900 Active 1 DOM

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $26,193
• − Mortgage interest: −$15,572
• − Property taxes: −$4,170
• − Insurance: −$2,188
• − Repairs & maintenance: −$2,095
• − Management: −$2,095
• − Depreciation: −$8,087
• Taxable loss: −$8,015
• Est. tax savings @ 24.0%: +$1,924
• After-tax cash flow: $-1,236/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 · 9 photos

Good 80/100 None rehab

This two-story home in Angleton, TX, is in good condition with a modern kitchen and well-maintained exterior. It has the potential for minor updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale New flooring in bathrooms — Replacing old flooring with something more modern can increase the home's appeal to buyers. ↑
• Resale Upgrading kitchen appliances — Modernizing the kitchen with new appliances can make the home more attractive to potential buyers. ↑
• Rental Landscaping and curb appeal — A well-maintained and attractive exterior can attract tenants and increase rental value. ↑

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Rancho Isabella El F TX #1,155/4,322 Nat'l #16,061/41,679 Middle Angleton J H School F TX #911/1,662 Nat'l #7,937/14,009 High Angleton H S F TX #1,011/1,632 Nat'l #10,191/17,239

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

B Composite livability gradescore 74/100

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 · 420,414 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: 6% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: List price: $270,900

Exterior

• Parking: 2 garage spaces (2 parking spaces total)
• Home design: Located in Angleton, TX 77515Listing status: Active
• Exterior features: Living area approximately 1,785 (living area provided)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan: LEXINGTONNew construction inventory type: Plan