814 Countryside Glade Ln · Bonney, TX 77583

$280,415

4 bd · 2.0 ba · 1,748 sqft · SingleFamily · 1 Days on market

Built 2026 Good condition 4,800 sqft lot $160/sqft · 8% below area Est $304k · 8% under $63/mo HOA · 3% of rent ↓ 8% 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 +11.6/30.0
• ARV discount +10.9/15.0
• Condition / age +4.0/5.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• DSCR +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

The Eastover II S offers a spacious open-concept layout designed for modern living, highlighted by upgraded quartz countertops, stylish Soft close cabinet doors, backsplash, and undermount cabinet lighting for a clean, polished finish. The kitchen features a large island and undermount sink, while the owner’s suite provides a double vanity, walk-in closet, and tiled shower with a semi-frameless glass door. Additional features include a Smart Connect Wi-Fi thermostat, LED lighting, Low-E tilt-in windows, tankless gas water heater, structured wiring panel box, radiant barrier roof sheathing, and a covered patio for outdoor living. Located in Aldeana, residents enjoy a resort-style pool,

Key facts

• Double vanity
• Quartz countertops
• Large island

Tags

• OPEN-CONCEPT LAYOUT
• QUARTZ COUNTERTOPS
• SOFT CLOSE CABINET DOORS
• UNDERMOUNT CABINET LIGHTING
• LARGE ISLAND
• DOUBLE VANITY

Property features AI

Finance

• Other: Community pool; Curbs
• HOA & community: Association: Inframark; Annual association fee

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction (2025); Faces north; Slab foundation
• Construction: Brick, cement siding, and stone exterior; Composition roof; Built in 2025
• Exterior features: Covered patio; Patio; Deck; Fence (back yard); Subdivision lot

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; ENERGY STAR qualified appliances; Quartz counters
• Bedrooms: Primary bedroom (First floor) — approx. 13'9" x 13'10"; Bedroom (First floor) — approx. 11'1" x 10'; Bedroom (First floor) — approx. 11'1" x 10'; Bedroom (First floor) — approx. 10' x 10'4"
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Electric and Gas); Central air; Attic fan
• Interior features: Crown molding; High ceilings; Quartz counters; Ceiling fan(s); Programmable thermostat; Low emissivity windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (13.6% below list).
• Recommended offer: $242k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.2% in Bonney — 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 60/100 on livability (#1,037 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime 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.
• Zoned schools: Frontier El (math 66% / reading 58%, grade B, #321 of 4,322 statewide, top 8%, 445 students, 53% 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: Rents flat; 1148 active listings in the ZIP; high-income renter base; 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,210 (13.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.86% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 9.6

CMA / ARV

• ARV (median comp): $303,638
• List price: $280,415
• Delta: -7.65%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 Evergreen Forest Ln	0.11mi	4/3.0	1,990 (+14%)	0mo	$323,990	$163	68

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 · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.27×
• Total profit: $-57,016
• Equity at exit: $41,811

10-year hold

• IRR: -23.0%
• Equity multiple: -0.02×
• Total profit: $-80,228
• Equity at exit: $24,245

Cash invested: $78,516 (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 77583

• Rents YoY: 0.4%
• Active inventory: 1148
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,422 medium
• Mortgage (P&I): −$1,471
• Tax est. 1.5%: −$351 /mo · $4,206/yr
• Insurance: −$117
• HOA: −$63
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-87

Break-even live

Break-even rent $2,533

Max offer price $267,764

Occupancy floor 99%

Sensitivity live

Price	-10% $106	-5% $9	+0% $-87	+5% $-184	+10% $-281
Rent	-10% $-279	-5% $-183	+0% $-87	+5% $8	+10% $104
Rate	-1.0pp $54	-0.5pp $-16	base $-87	+0.5pp $-160	+1.0pp $-234

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: $70,104
• Closing costs: $8,412
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: watergasinternetpool

Listing history 23 events

1. 2026-06-21
   days on marketlisting id $280,415 Active 1 DOM
2. 2026-06-18
   days on market $280,415 Active 56 DOM
3. 2026-06-17
   days on market $280,415 Active 55 DOM
4. 2026-06-16
   days on market $280,415 Active 54 DOM
5. 2026-06-15
   days on market $280,415 Active 53 DOM
6. 2026-06-13
   days on market $280,415 Active 51 DOM
7. 2026-06-09
   days on market $280,415 Active 47 DOM
8. 2026-06-08
   days on market $280,415 Active 46 DOM
9. 2026-06-07
   days on market $280,415 Active 45 DOM
10. 2026-06-04
    days on market $280,415 Active 42 DOM
11. 2026-06-03
    days on market $280,415 Active 41 DOM
12. 2026-06-02
    days on market $280,415 Active 40 DOM
13. 2026-06-01
    days on market $280,415 Active 39 DOM
14. 2026-05-31
    days on market $280,415 Active 38 DOM
15. 2026-05-07
    price $280,415 780-char remark
16. 2026-04-23
    listed $295,415 Active 780-char remark
17. 2026-04-22
    historical
18. 2026-03-04
    price $295,415
19. 2026-03-03
    listed $305,415 Active
20. 2026-03-03
    historical
21. 2026-02-18
    listed $305,415 Active
22. 2026-02-18
    historical
23. 2025-12-05
    listed $305,415 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 24 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: $29,065
• − Mortgage interest: −$15,708
• − Property taxes: −$4,206
• − Insurance: −$1,402
• − Repairs & maintenance: −$2,325
• − Management: −$2,325
• − HOA: −$756
• − Depreciation: −$8,158
• Taxable loss: −$5,815
• Est. tax savings @ 24.0%: +$1,396
• After-tax cash flow: $346/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 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with a spacious open-concept layout and modern features. The home has a good curb appeal and is located in a desirable neighborhood with a resort-style pool. The highest-ROI updates would be to paint the interior, install smart home features, and add smart lighting fixtures to enhance energy efficiency and modernize the home.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics.
• Both Install smart home security system — Enhances safety and adds modern amenities.
• Both Add smart lighting fixtures — Improves energy efficiency and adds modern appeal.
• Both Install smart thermostat — Enhances energy efficiency and adds modern amenities.
• Both Add smart doorbell camera — Enhances safety and adds modern amenities.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Install smart home security system — Enhances safety and adds modern amenities. ↑
• Both Add smart lighting fixtures — Improves energy efficiency and adds modern appeal. ↑
• Both Install smart thermostat — Enhances energy efficiency and adds modern amenities. ↑
• Both Add smart doorbell camera — Enhances safety and adds modern amenities. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Bonney

• Score: 60/100
• State rank: #1037
• US rank: #18490

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment B+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bonney, TX
• County: Brazoria County · 374,982 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 52,747
• Household income: $119,287
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 251.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 38% Black 34% White 20% Two or more races 18% Asian 5%
• Hispanic origin (detail): Mexican 31% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 16% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 28% Other Asian/Pacific 2% Vietnamese 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: ▼ -120.19%
• Current HPI: 198.6559
• Rent YoY: ▲ 0.44%
• 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

-8.2% since first listed

10 events — show timeline

• 2026-06-18 Listing Removed — HARMLS
• 2026-05-07 Price Changed $280,415 HARMLS
• 2026-04-23 Listed $295,415 HARMLS
• 2026-04-22 Listing Removed — HARMLS
• 2026-03-04 Price Changed $295,415 HARMLS
• 2026-03-03 Listing Removed — HARMLS
• 2026-03-03 Listed $305,415 HARMLS
• 2026-02-18 Listing Removed — HARMLS
• 2026-02-18 Listed $305,415 HARMLS
• 2025-12-05 Listed $305,415 HARMLS