153 Prairie Lea Dr · Angleton, TX 77515

$120,000

3 bd · 2.0 ba · 1,596 sqft · Manufactured public records · 36 Days on market

Built 1994 9,448 sqft lot $75/sqft · 62% below area

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• 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

Well-maintained 1994 mobile home featuring 3 bedrooms and 2 bathrooms with a spacious living area highlighted by a cozy fireplace. This home offers a great floor plan designed for comfortable living and functionality.

Key facts

• 9,448 sq ft lot
• 2 parking spots
• Built 1994

Property features AI

Finance

• Other: Concrete road surface; Located in a subdivision

Exterior

• Parking: Detached carport; 2-space carport; Driveway; Additional parking; Electric gate
• Security: Electric gate
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces west; Built in 1994
• Construction: Composition roof; Construction materials: Unknown
• Exterior features: Covered patio; Deck; Enclosed porch; Fully fenced yard; Fence (back yard); Porch; Patio; Private yard; Screened porch/patio

Interior

• Kitchen: Dishwasher; Electric range; Oven; Breakfast bar
• Bedrooms: Primary bedroom on the first floor (approx. 13x14); Bedroom on the first floor (approx. 12x12); Bedroom on the first floor (approx. 10.5x12.5)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Jetted tub; Kitchen and family room combo; Separate shower; Tub with shower; Window treatments; Ceiling fans; Kitchen and dining combo; Electric fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

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 $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 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: Southside El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 315 students, 82% 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 75% FRL vs 54% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 921 active listings in the ZIP; 5 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 $830 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.36%
• DSCR: 1.68
• GRM: 6.6

CMA / ARV

• ARV (median comp): $317,935
• List price: $120,000
• Delta: -62.26%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.24×
• Total profit: $7,939
• Equity at exit: $17,892

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $42,141
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,521 high
• Mortgage (P&I): −$629
• Tax from tax record: −$92 /mo · $1,106/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $430

Break-even live

Break-even rent $977

Max offer price $120,000

Occupancy floor 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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
832 S Anderson St Angleton, TX	3.0	1.0	1104	$1,495	$1.35	7d	1	0.84mi
312 Rice St Angleton, TX	2.0	2.0	1100	$1,195	$1.09	24d	1	0.89mi
312 Rice St Unit B Angleton, TX	2.0	1.5	1100	$1,250	$1.14	11d	1	0.89mi
312 Rice St Unit A Angleton, TX	2.0	1.5	1100	$1,195	$1.09	24d	1	0.89mi
312 Rice St Angleton, TX	2.0	2.0	1100	$1,250	$1.14	3d	1	0.89mi

Listing history 18 events

1. 2026-06-18
   days on market $120,000 Active 36 DOM
2. 2026-06-17
   statusdays on market $120,000 Active 35 DOM
3. 2026-06-16
   days on market $120,000 Pending 34 DOM
4. 2026-06-15
   days on market $120,000 Pending 33 DOM
5. 2026-06-13
   days on market $120,000 Pending 31 DOM
6. 2026-06-10
   status $120,000 Pending 27 DOM
7. 2026-06-09
   days on market $120,000 Active 27 DOM
8. 2026-06-08
   days on market $120,000 Active 26 DOM
9. 2026-06-07
   days on market $120,000 Active 25 DOM
10. 2026-06-04
    days on market $120,000 Active 22 DOM
11. 2026-06-03
    days on market $120,000 Active 21 DOM
12. 2026-06-02
    days on market $120,000 Active 20 DOM
13. 2026-06-01
    days on market $120,000 Active 19 DOM
14. 2026-05-31
    days on market $120,000 Active 18 DOM
15. 2026-05-13
    listed $120,000 Active 217-char remark
16. 2005-05-20
    historical
17. 2004-11-16
    listed $70,000
18. 1994-05-11
    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: $1,106 · $92/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$1,090/yr (+$91/mo · 98.5%)

ⓘ 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) · 67% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,253
• − Mortgage interest: −$6,722
• − Property taxes: −$1,106
• − Insurance: −$600
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$3,491
• Taxable income: $3,413
• Est. tax owed @ 24.0%: −$819
• After-tax cash flow: $4,343/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

+71.4% since first listed

6 events — show timeline

• 2026-06-16 Relisted — HARMLS
• 2026-06-09 Pending — HARMLS
• 2026-05-13 Listed $120,000 HARMLS
• 2005-05-20 Listing Removed — HARMLS
• 2004-11-16 Listed $70,000 HARMLS
• 1994-05-11 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,106 · +7.6% YoY. Source: county tax records.