2221 S Front St · Angleton, TX 77515

$149,900

4 bd · 1.0 ba · 1,872 sqft · SingleFamily public records · 67 Days on market

Built 1956 0.96 ac lot $80/sqft · 45% below area Est $273k · 45% under

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Why this score? — see what drove the C+ 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 +22.6/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.3/10.0
• 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

Opportunity awaits with this spacious 4-bedroom, 2-bath home situated on nearly an acre just outside of town! Featuring a converted 2-car garage and a generous layout, this property offers the perfect canvas for those looking to add their personal touch and create their dream home. Nestled in a peaceful setting with plenty of room to roam, garden, or expand, you’ll enjoy the best of country-style living while still being conveniently close to town amenities. With a little vision and TLC, this fixer-upper has incredible potential—whether you’re an investor or a buyer ready to make it your own. Don’t miss out on this chance to turn potential into reality!

Key facts

• Garden
• Country-style living
• Nearly an acre

Tags

• CONVERTED GARAGE
• NEARLY AN ACRE
• PEACEFUL SETTING
• COUNTRY-STYLE LIVING
• ROOM TO ROAM
• GARDEN

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Westside El (math 52% / reading 44%, grade D, #971 of 4,322 statewide, top 23%, 1,010 students, 78% 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 71% FRL vs 54% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 932 active listings in the ZIP; 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 67 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.25% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 6.7

CMA / ARV

• ARV (median comp): $272,528
• List price: $149,900
• Delta: -45.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Walnut St	0.06mi	4/3.0	1,686 (-10%)	4mo	$309,000	$183	69
130 E Phillips Rd	0.40mi	3/2.0 (-1)	1,786 (-5%)	4mo	$130,000	$73	61
113 Lostrocco St	0.16mi	4/2.0	1,988 (+6%)	24mo	$285,000	$143	58
227 E Phillips Rd E	0.58mi	4/2.0	1,950 (+4%)	19mo	$330,000	$169	46
2424 County Road 288	0.25mi	3/3.0 (-1)	2,152 (+15%)	15mo	$325,000	$151	38
230 E Phillips Rd	0.50mi	3/2.0 (-1)	2,132 (+14%)	16mo	$275,000	$129	31

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-7,815
• Equity at exit: $22,351

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $14,806
• 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: 932
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,872 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$374 /mo · $4,485/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $256

Break-even live

Break-even rent $1,547

Max offer price $149,900

Occupancy floor 81%

Sensitivity live

Price	-10% $341	-5% $299	+0% $256	+5% $214	+10% $172
Rent	-10% $109	-5% $182	+0% $256	+5% $330	+10% $404
Rate	-1.0pp $332	-0.5pp $295	base $256	+0.5pp $218	+1.0pp $178

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: —

Listing history 15 events

1. 2026-06-21
   days on market $149,900 Active 67 DOM
2. 2026-06-18
   days on market $149,900 Active 64 DOM
3. 2026-06-17
   days on market $149,900 Active 63 DOM
4. 2026-06-16
   days on market $149,900 Active 62 DOM
5. 2026-06-15
   days on market $149,900 Active 61 DOM
6. 2026-06-13
   days on market $149,900 Active 59 DOM
7. 2026-06-09
   days on market $149,900 Active 55 DOM
8. 2026-06-08
   days on market $149,900 Active 54 DOM
9. 2026-06-07
   days on market $149,900 Active 53 DOM
10. 2026-06-04
    days on market $149,900 Active 50 DOM
11. 2026-06-03
    days on market $149,900 Active 49 DOM
12. 2026-06-02
    days on market $149,900 Active 48 DOM
13. 2026-06-01
    days on market $149,900 Active 47 DOM
14. 2026-05-31
    days on market $149,900 Active 46 DOM
15. 2026-04-15
    listed $149,900 Active 685-char remark

    Show marketing remark (685 chars)

    Opportunity awaits with this spacious 4-bedroom, 2-bath home situated on nearly an acre just outside of town! Featuring a converted 2-car garage and a generous layout, this property offers the perfect canvas for those looking to add their personal touch and create their dream home. Nestled in a peaceful setting with plenty of room to roam, garden, or expand, you’ll enjoy the best of country-style living while still being conveniently close to town amenities. With a little vision and TLC, this fixer-upper has incredible potential—whether you’re an investor or a buyer ready to make it your own. Don’t miss out on this chance to turn potential into reality!

ⓘ 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: $4,485 · $374/mo
• Projected year-2 tax: $4,485 · $374/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $22,462
• − Mortgage interest: −$8,397
• − Property taxes: −$4,485
• − Insurance: −$750
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$4,361
• Taxable income: $876
• Est. tax owed @ 24.0%: −$210
• After-tax cash flow: $2,867/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

1 event — show timeline

• 2026-04-15 Listed $149,900 HARMLS

Property tax history

+5.0%/yr

Latest (2025): $4,485 · -3.8% YoY. Source: county tax records.