1114 E Pecan St · Angleton, TX 77515

$193,000

4 bd · 1.0 ba · 1,178 sqft · SingleFamily public records · 195 Days on market

Built 1960 0.27 ac lot $164/sqft · 30% above area Est $185k · at est. ↓ 14% since listing

---

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 +18.1/30.0
• DSCR +5.7/10.0
• ARV discount +5.5/15.0
• 1% rule +5.0/10.0
• 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 MLS

Beautifully updated 4-bedroom, 2-bath home in charming Angleton, TX. This move-in ready gem features laminate flooring, a spacious light-filled kitchen with granite countertops, and modern, upgraded bathrooms. The open layout offers a bright, airy feel throughout. Enjoy a large backyard perfect for entertaining, gardening, or relaxing outdoors. Angleton offers small-town charm with big-city access—just 45 minutes to Houston and close to Gulf Coast beaches, parks, and nature trails. Affordable, comfortable living with room to grow!

Key facts

• Light-filled kitchen
• Large backyard
• Updated home

Tags

• UPDATED HOME
• LIGHT-FILLED KITCHEN
• GRANITE COUNTERTOPS
• UPGRADED BATHROOMS
• LARGE BACKYARD
• CLOSE TO GULF COAST BEACHES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $193k).
• Recommended offer: $170k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: 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: Central El (math 52% / reading 52%, grade C-, #742 of 4,322 statewide, top 19%, 534 students, 76% 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) — zoned schools average 70% FRL vs 54% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 932 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $6k 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 195 days — a 12% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 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

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

Recommended offer $169,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.00% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (median comp): $184,977
• List price: $193,000
• Delta: 4.34%
• 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
716 E Miller St	0.32mi	3/1.0 (-1)	1,114 (-5%)	6mo	$187,500	$168	66
1113 Chevy Chase Dr	0.30mi	3/1.0 (-1)	1,082 (-8%)	4mo	$169,000	$156	64
1021 Wimberly St	0.71mi	4/1.0	1,172 (-0%)	4mo	$179,000	$153	62
916 San Felipe St	0.26mi	4/2.0	1,304 (+11%)	8mo	$189,999	$146	59
904 Nottingham Dr	0.44mi	3/1.5 (-1)	1,258 (+7%)	7mo	$159,000	$126	55
1014 N Arcola St	0.67mi	3/1.0 (-1)	1,072 (-9%)	2mo	$105,000	$98	47
401 Farrer St	0.65mi	3/1.0 (-1)	1,260 (+7%)	9mo	$169,749	$135	46
601 E Plum St	0.71mi	3/1.0 (-1)	1,123 (-5%)	10mo	$169,000	$150	46
720 E Murray St	0.73mi	3/1.0 (-1)	1,126 (-4%)	11mo	$170,000	$151	45
916 N Chenango St	0.71mi	3/1.0 (-1)	1,056 (-10%)	3mo	$179,000	$170	42
1001 Ridgecrest St	0.60mi	3/1.0 (-1)	1,041 (-12%)	7mo	$99,900	$96	42
513 Sims Dr	0.70mi	3/1.5 (-1)	1,300 (+10%)	3mo	$200,000	$154	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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-20,513
• Equity at exit: $28,777

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-3,885
• Equity at exit: $16,687

Cash invested: $54,040 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,930 high
• Mortgage (P&I): −$1,012
• Tax from tax record: −$264 /mo · $3,170/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $168

Break-even live

Break-even rent $1,717

Max offer price $193,000

Occupancy floor 86%

Sensitivity live

Price	-10% $278	-5% $223	+0% $168	+5% $114	+10% $59
Rent	-10% $16	-5% $92	+0% $168	+5% $245	+10% $321
Rate	-1.0pp $265	-0.5pp $217	base $168	+0.5pp $118	+1.0pp $67

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: $48,250
• Closing costs: $5,790
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 Dallas St Angleton, TX	3.0	2.0	1390	$1,900	$1.37	45d	1	0.89mi
1405 Northview Dr Angleton, TX	3.0	2.0	1172	$2,225	$1.90	4d	1	0.89mi
832 S Anderson St Angleton, TX	3.0	1.0	1104	$1,495	$1.35	9d	1	1.12mi
1300 Buchta Rd Angleton, TX	1.0–3.0	1.0–2.0	773	$1,113	$1.44	0d	13	1.28mi
1300 Buchta Rd Angleton, TX	1.0–3.0	1.0–2.0	773	$1,085	$1.40	26d	8	1.28mi

Listing history 13 events

1. 2026-05-31
   days on market $193,000 Active 195 DOM
2. 2026-02-01
   status Active 543-char remark

   Show marketing remark (543 chars)

   Beautifully updated 4-bedroom, 2-bath home in charming Angleton, TX. This move-in ready gem features laminate flooring, a spacious light-filled kitchen with granite countertops, and modern, upgraded bathrooms. The open layout offers a bright, airy feel throughout. Enjoy a large backyard perfect for entertaining, gardening, or relaxing outdoors. Angleton offers small-town charm with big-city access—just 45 minutes to Houston and close to Gulf Coast beaches, parks, and nature trails. Affordable, comfortable living with room to grow!

3. 2026-01-31
   historical 543-char remark

   Show marketing remark (543 chars)

   Beautifully updated 4-bedroom, 2-bath home in charming Angleton, TX. This move-in ready gem features laminate flooring, a spacious light-filled kitchen with granite countertops, and modern, upgraded bathrooms. The open layout offers a bright, airy feel throughout. Enjoy a large backyard perfect for entertaining, gardening, or relaxing outdoors. Angleton offers small-town charm with big-city access—just 45 minutes to Houston and close to Gulf Coast beaches, parks, and nature trails. Affordable, comfortable living with room to grow!

4. 2025-11-16
   listed $193,000 Active 543-char remark

   Show marketing remark (543 chars)

   Beautifully updated 4-bedroom, 2-bath home in charming Angleton, TX. This move-in ready gem features laminate flooring, a spacious light-filled kitchen with granite countertops, and modern, upgraded bathrooms. The open layout offers a bright, airy feel throughout. Enjoy a large backyard perfect for entertaining, gardening, or relaxing outdoors. Angleton offers small-town charm with big-city access—just 45 minutes to Houston and close to Gulf Coast beaches, parks, and nature trails. Affordable, comfortable living with room to grow!

5. 2025-10-31
   historical
6. 2025-10-06
   price $193,000
7. 2025-09-09
   price $199,000
8. 2025-08-06
   price $205,000
9. 2025-07-24
   price $215,000
10. 2025-07-01
    listed $225,500 Active
11. 2021-09-07
    soldstatus
12. 2021-09-07
    soldstatus
13. 2001-10-30
    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: $3,170 · $264/mo
• Projected year-2 tax: $3,532 · $294/mo
• Expected delta: +$362/yr (+$30/mo · 11.4%)

ⓘ 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) · 71% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $23,164
• − Mortgage interest: −$10,811
• − Property taxes: −$3,170
• − Insurance: −$965
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$5,615
• Taxable loss: −$1,103
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $2,284/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

-14.4% since first listed

12 events — show timeline

• 2026-02-01 Relisted — HARMLS
• 2026-01-31 Listing Removed — HARMLS
• 2025-11-16 Listed $193,000 HARMLS
• 2025-10-31 Listing Removed — HARMLS
• 2025-10-06 Price Changed $193,000 HARMLS
• 2025-09-09 Price Changed $199,000 HARMLS
• 2025-08-06 Price Changed $205,000 HARMLS
• 2025-07-24 Price Changed $215,000 HARMLS
• 2025-07-01 Listed $225,500 HARMLS
• 2021-09-07 Sold (Public Records) — Public Records
• 2021-09-07 Sold (Public Records) — Public Records
• 2001-10-30 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $3,170 · -3.4% YoY. Source: county tax records.