Aruba Plan · Angleton, TX 77515

$248,990

3 bd · 2.0 ba · 1,572 sqft · SingleFamily · 51 Days on market

Good condition 2-car 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 +10.1/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This new home offers a modern and low-maintenance design. An open-concept floorplan with convenient access to a covered patio provides seamless entertaining and multitasking. All three bedrooms are tucked away to the side of the home for improved comfort and convenience, including the luxurious owner's suite with a spa-inspired bathroom and walk-in closet.

Key facts

• Walk-in closet
• Covered patio
• Owner's suite

Tags

• OPEN-CONCEPT FLOORPLAN
• COVERED PATIO
• OWNER'S SUITE
• SPA-INSPIRED BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $248,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $276,245.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (11.1% below list).
• Recommended offer: $221k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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 51 days — a 3% lower offer ($242k) 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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,476 (11.1% 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 51 days. Have you received any prior offers? Is the seller open to a 11% 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: 0.80% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $276,245
• List price: $248,990
• Delta: -8.06%
• 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
3631 Atlas Point Ln	0.20mi	3/2.0	1,582 (+1%)	1mo	$224,990	$142	89
3627 Atlas Point Ln	0.20mi	3/2.0	1,372 (-13%)	1mo	$224,990	$164	69
3154 Savannah Rose Dr	0.56mi	3/2.0	1,474 (-6%)	0mo	$229,590	$156	63
3503 Atlas Point Ln	0.26mi	3/2.0	1,792 (+14%)	3mo	$312,990	$175	62
3622 Atlas Point Ln	0.24mi	4/2.0 (+1)	1,776 (+13%)	2mo	$289,991	$163	60
3151 Savannah Rose Dr	0.59mi	3/2.0	1,464 (-7%)	1mo	$207,390	$142	60
3610 Atlas Point Ln	0.24mi	4/2.0 (+1)	1,776 (+13%)	3mo	$291,990	$164	60
2131 Mosaic Valley Ct	0.31mi	3/2.0	1,792 (+14%)	3mo	$311,990	$174	60
2127 Mosaic Valley Ct	0.30mi	4/2.0 (+1)	1,776 (+13%)	0mo	$239,990	$135	59
3139 Savannah Rose Dr	0.62mi	3/2.0	1,474 (-6%)	2mo	$204,040	$138	59
1531 Gentle Wind Ct	0.62mi	4/2.0 (+1)	1,670 (+6%)	2mo	$221,940	$133	54
1506 Gentle Wind Ct	0.67mi	4/2.0 (+1)	1,670 (+6%)	2mo	$275,990	$165	51

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: -22.1%
• Equity multiple: 0.24×
• Total profit: $-59,075
• Equity at exit: $41,189

10-year hold

• IRR: -16.1%
• Equity multiple: 0.10×
• Total profit: $-69,663
• Equity at exit: $23,885

Cash invested: $77,349 (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: 78 active · 23 under contract
• Months of supply: 14.2 mo (7%/mo absorbed)
• Median asking: $260,490 ($155/sqft)
• Median days on market: 96 d
• This list price: 32% of active listings are priced below it
• ARV vs active asking: +13.6% above 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: 9.4×

Monthly cashflow live

• Estimated rent: $2,215 high
• Mortgage (P&I): −$1,449
• Tax est. 1.5%: −$345 /mo · $4,144/yr
• Insurance: −$115
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-226

Break-even live

Break-even rent $2,501

Max offer price $243,562

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-130	+0% $-226	+5% $-321	+10% $-417
Rent	-10% $-401	-5% $-313	+0% $-226	+5% $-138	+10% $-51
Rate	-1.0pp $-87	-0.5pp $-156	base $-226	+0.5pp $-297	+1.0pp $-370

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: $69,061
• Closing costs: $8,287
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3606 Atlas Point Ln Angleton, TX	3.0	2.0	1876	$2,175	$1.16	23d	1	0.22mi
3606 Atlas Point Ln Angleton, TX	3.0	2.0	1876	$2,175	$1.16	14d	1	0.22mi
3602 Atlas Point Ln Angleton, TX	4.0	3.0	1959	$2,500	$1.28	25d	1	0.22mi
2126 Mosaic Valley Ct Angleton, TX	4.0	2.0	1984	$2,300	$1.16	35d	1	0.28mi
4 Stadium Dr Angleton, TX	1.0–3.0	1.0–2.0	1065	$1,810	$1.70	0d	19	0.93mi
513 Robin St Angleton, TX	4.0	2.0	1900	$2,495	$1.31	71d	1	1.22mi

Property features AI

Finance

• Other: Virtual tour available
• Financial info: List price $258,990
• HOA & community: HOA/community details not provided

Exterior

• Parking: 2 total parking spaces2-car garage
• Security: Security details not provided
• Utilities: Utilities details not provided
• Home design: New construction - Aruba planSingle-family home (plan)Address: Angleton, TX
• Construction: New construction (2026 listing)Construction material and roof details not provided
• Exterior features: Living area approximately 1,572 (plan)

Interior

• Kitchen: Plan includes kitchen (details not provided)
• Bedrooms: 3 bedrooms
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating and cooling details not provided
• Interior features: Open living area (plan layout)
• Laundry & utility: Laundry/utility details not provided

Listing history 42 events

1. 2026-08-08
   pricedays on market $248,990 Active 51 DOM
2. 2026-08-06
   days on market $253,990 Active 49 DOM
3. 2026-08-05
   days on market $253,990 Active 48 DOM
4. 2026-08-04
   days on market $253,990 Active 47 DOM
5. 2026-08-03
   days on market $253,990 Active 46 DOM
6. 2026-07-31
   days on market $253,990 Active 43 DOM
7. 2026-07-30
   days on market $253,990 Active 42 DOM
8. 2026-07-30
   days on market $253,990 Active 41 DOM
9. 2026-07-28
   pricedays on market $253,990 Active 40 DOM
10. 2026-07-26
    days on market $258,990 Active 38 DOM
11. 2026-07-24
    days on market $258,990 Active 36 DOM
12. 2026-07-23
    days on market $258,990 Active 35 DOM
13. 2026-07-22
    days on market $258,990 Active 34 DOM
14. 2026-07-21
    days on market $258,990 Active 33 DOM
15. 2026-07-20
    days on market $258,990 Active 32 DOM
16. 2026-07-18
    days on market $258,990 Active 30 DOM
17. 2026-07-18
    days on market $258,990 Active 29 DOM
18. 2026-07-16
    days on market $258,990 Active 28 DOM
19. 2026-07-15
    days on market $258,990 Active 27 DOM
20. 2026-07-14
    days on market $258,990 Active 26 DOM
21. 2026-07-13
    days on market $258,990 Active 25 DOM
22. 2026-07-13
    days on market $258,990 Active 24 DOM
23. 2026-07-11
    days on market $258,990 Active 23 DOM
24. 2026-07-10
    days on market $258,990 Active 22 DOM
25. 2026-07-09
    days on market $258,990 Active 21 DOM
26. 2026-07-07
    days on market $258,990 Active 19 DOM
27. 2026-07-06
    days on market $258,990 Active 18 DOM
28. 2026-07-06
    days on market $258,990 Active 17 DOM
29. 2026-07-05
    days on market $258,990 Active 16 DOM
30. 2026-07-03
    days on market $258,990 Active 15 DOM
31. 2026-07-02
    days on market $258,990 Active 14 DOM
32. 2026-07-01
    days on market $258,990 Active 13 DOM
33. 2026-06-30
    days on market $258,990 Active 12 DOM
34. 2026-06-29
    days on market $258,990 Active 11 DOM
35. 2026-06-28
    days on market $258,990 Active 10 DOM
36. 2026-06-27
    days on market $258,990 Active 9 DOM
37. 2026-06-26
    days on market $258,990 Active 8 DOM
38. 2026-06-24
    days on market $258,990 Active 6 DOM
39. 2026-06-22
    days on market $258,990 Active 4 DOM
40. 2026-06-21
    days on market $258,990 Active 3 DOM
41. 2026-06-18
    remarks 358-char remark
42. 2026-06-18
    listed $258,990 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥111°F today · 21 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: $26,577
• − Mortgage interest: −$15,474
• − Property taxes: −$4,144
• − Insurance: −$2,179
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − Depreciation: −$8,036
• Taxable loss: −$7,508
• Est. tax savings @ 24.0%: +$1,802
• After-tax cash flow: $-908/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,860–$23,580 screening

This modern and low-maintenance home offers a spacious and well-designed interior with a good condition exterior. It is ready for a fresh coat of paint and some minor updates to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms. ↑
• Both Upgrading the kitchen appliances — Newer appliances can increase the home's appeal and functionality. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to potential buyers/renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

• 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

• Other: Virtual tour available
• Financial info: List price $258,990
• HOA & community: HOA/community details not provided

Exterior

• Parking: 2 total parking spaces2-car garage
• Security: Security details not provided
• Utilities: Utilities details not provided
• Home design: New construction - Aruba planSingle-family home (plan)Address: Angleton, TX
• Construction: New construction (2026 listing)Construction material and roof details not provided
• Exterior features: Living area approximately 1,572 (plan)

Interior

• Kitchen: Plan includes kitchen (details not provided)
• Bedrooms: 3 bedrooms
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating and cooling details not provided
• Interior features: Open living area (plan layout)
• Laundry & utility: Laundry/utility details not provided