1105 Miller St · Angleton, TX 77515

$149,900

3 bd · 1.0 ba · 1,031 sqft · SingleFamily public records · 28 Days on market

Built 1954 8,276 sqft lot Est $161k · 7% under ↓ 23% since listing

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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 +14.9/30.0
• ARV discount +10.6/15.0
• 1% rule +4.7/10.0
• DSCR +4.6/10.0
• 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

MOVE IN READY, MAKE THIS YOUR STARTER HOME. TOTALLY REMODELED. THREE BEDROOM ONE BATH, LIVING AND DINING OPEN, NEW APPLIANCES AND COUNTERTOPS, ONE CAR GARAGE, WASHER AND DRYER HOOKUP IN GARAGE, HUGE FENCED BACK YARD, CLOSE TO SCHOOLS AND SHOPPING. COME TAKE A LOOK.

Key facts

• Close to schools
• Totally remodeled
• New appliances

Tags

• MOVE IN READY
• TOTALLY REMODELED
• NEW APPLIANCES
• HUGE FENCED BACK YARD
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $44 ($531/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (3.1% below list).
• Recommended offer: $145k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $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 28 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago 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: 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 $145,280 (3.1% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.97% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $160,836
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1113 Chevy Chase Dr	0.22mi	3/1.0	1,082 (+5%)	4mo	$169,000	$156	78
745 Kyle St	0.36mi	3/1.0	963 (-7%)	2mo	$99,000	$103	70
1001 Ridgecrest St	0.51mi	3/1.0	1,041 (+1%)	7mo	$99,900	$96	69
1225 San Felipe St	0.21mi	2/1.0 (-1)	968 (-6%)	8mo	$157,000	$162	69
716 E Miller St	0.28mi	3/1.0	1,114 (+8%)	6mo	$187,500	$168	68
731 Kyle St	0.38mi	2/1.0 (-1)	1,078 (+5%)	7mo	$149,900	$139	64
1014 N Arcola St	0.61mi	3/1.0	1,072 (+4%)	2mo	$105,000	$98	63
916 N Chenango St	0.67mi	3/1.0	1,056 (+2%)	3mo	$179,000	$170	62
808 Akers St	0.27mi	2/1.0 (-1)	908 (-12%)	4mo	$150,000	$165	59
1101 Wimberly St	0.62mi	3/1.0	961 (-7%)	6mo	$166,900	$174	54
913 Meadowlane St	0.69mi	3/1.0	1,097 (+6%)	9mo	$154,000	$140	50
1021 Wimberly St	0.62mi	4/1.0 (+1)	1,172 (+14%)	4mo	$179,000	$153	40

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-21,410
• Equity at exit: $22,351

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-14,759
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,453 high
• Mortgage (P&I): −$786
• Tax from tax record: −$255 /mo · $3,059/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $44

Break-even live

Break-even rent $1,397

Max offer price $149,900

Occupancy floor 92%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 14 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
128 Dallas St Angleton, TX	3.0	2.0	1390	$1,900	$1.37	44d	1	0.89mi
301 Cannan Dr Angleton, TX	1.0–2.0	1.0–2.0	801	$1,192	$1.49	1d	10	0.97mi
307 Cannan Dr Angleton, TX	2.0	2.0	936	$1,100	$1.18	44d	1	1.00mi
409 N Parrish St Angleton, TX	2.0	1.0	1000	$875	$0.88	3d	1	1.11mi
301 Sands St Angleton, TX	2.0	1.0	950	$800	$0.84	44d	1	1.12mi
832 S Anderson St Angleton, TX	3.0	1.0	1104	$1,495	$1.35	7d	1	1.17mi
1300 Buchta Rd Angleton, TX	1.0–3.0	1.0–2.0	773	$1,113	$1.44	1d	12	1.25mi
1300 Buchta Rd Angleton, TX	1.0–3.0	1.0–2.0	773	$1,085	$1.40	24d	8	1.25mi
312 Rice St Unit B Angleton, TX	2.0	1.5	1100	$1,250	$1.14	11d	1	1.29mi
312 Rice St Unit A Angleton, TX	2.0	1.5	1100	$1,195	$1.09	24d	1	1.29mi
312 Rice St Angleton, TX	2.0	2.0	1100	$1,250	$1.14	4d	1	1.29mi
312 Rice St Angleton, TX	2.0	2.0	1100	$1,195	$1.09	24d	1	1.29mi
1400 E Henderson Rd Angleton, TX	1.0–2.0	1.0–2.0	752	$999	$1.33	1d	1	1.48mi

Listing history 14 events

1. 2026-04-02
   soldstatus
2. 2026-03-25
   status Pending
3. 2026-02-26
   listed $149,900 Active
4. 2023-02-27
   historical
5. 2023-02-16
   status Active
6. 2023-02-03
   status Pending
7. 2023-02-01
   status Option Pending
8. 2023-01-23
   price $189,900
9. 2023-01-05
   listed $195,000 Active
10. 2023-01-05
    historical
11. 2022-12-07
    listed $195,000 Active
12. 2022-08-29
    soldstatus
13. 2022-08-25
    soldstatus
14. 1998-04-27
    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: $3,059 · $255/mo
• Projected year-2 tax: $3,059 · $255/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) · 68% 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: $17,434
• − Mortgage interest: −$8,397
• − Property taxes: −$3,059
• − Insurance: −$750
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$4,361
• Taxable loss: −$1,922
• Est. tax savings @ 24.0%: +$461
• After-tax cash flow: $992/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

-23.1% since first listed

14 events — show timeline

• 2026-04-02 Sold (Public Records) — Public Records
• 2026-03-25 Pending — BCBR
• 2026-02-26 Listed $149,900 BCBR
• 2023-02-27 Listing Removed — HARMLS
• 2023-02-16 Relisted — HARMLS
• 2023-02-03 Pending — HARMLS
• 2023-02-01 Pending — HARMLS
• 2023-01-23 Price Changed $189,900 HARMLS
• 2023-01-05 Listing Removed — HARMLS
• 2023-01-05 Listed $195,000 HARMLS
• 2022-12-07 Listed $195,000 HARMLS
• 2022-08-29 Sold (Public Records) — Public Records
• 2022-08-25 Sold (Public Records) — Public Records
• 1998-04-27 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $3,059 · -2.4% YoY. Source: county tax records.