1010 Airline N · Rosharon, TX 77583

$219,900

4 bd · 2.0 ba · 1,216 sqft · SingleFamily · 19 Days on market

Built 1994 Fair condition 0.66 ac lot $181/sqft · 10% above area Est $200k · 10% over ↓ 21% since listing

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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 +22.4/30.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• ARV discount +3.0/15.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Unique multi-family opportunity just steps from the Grand Parkway expansion sits on . 65 Acre. This well-maintained property features a beautifully kept manufactured home with 4 bedrooms, 2baths, solar panels, generator, inviting outdoor spaces, a pond, multiple carports, RV storage, an extended concrete driveway, storage sheds, and front/rear decks. A detached, rent-producing ADU adds strong income and is currently leased at $1,217/month on a long-term lease. Schedule your showing today! All furnishings are negotiable . .. .. . * ADU only shown with accepted offer. Rentable RV Space w/ Hook-ups. + Space to add an additional Trailer with $1800 rent.

Key facts

• Pond
• Solar panels
• Multiple carports

Tags

• MULTI-FAMILY OPPORTUNITY
• SOLAR PANELS
• GENERATOR
• OUTDOOR SPACES
• POND
• MULTIPLE CARPORTS

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Additional parking; Driveway parking; Electric gate; RV access/parking; Boat parking
• Security: Electric gate
• Utilities: Public water and well; Public sewer
• Home design: Residential property; Pillar/post/pier foundation; Metal roof
• Construction: Built in 1994
• Exterior features: Deck; Patio; Porch; Fully fenced yard; Paved driveway; Storage; Shed(s); Garage apartment

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric range; Microwave; Refrigerator
• Bedrooms: 4 total rooms (bedroom count not explicitly provided)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Gas, Heat Pump); Central electric air conditioning
• Interior features: Double vanity; Jetted tub; Separate shower; Kitchen/family room combo; Ceiling fans
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#701 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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 $7k 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 19 days — a 2% lower offer ($217k) 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,601 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.09% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.13%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $199,977
• List price: $219,900
• Delta: 9.51%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-18,297
• Equity at exit: $32,788

10-year hold

• IRR: -2.5%
• Equity multiple: 0.85×
• Total profit: $-9,158
• Equity at exit: $19,013

Cash invested: $61,572 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,387 medium
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $366

Break-even live

Break-even rent $1,924

Max offer price $219,900

Occupancy floor 80%

Sensitivity live

Price	-10% $518	-5% $442	+0% $366	+5% $290	+10% $214
Rent	-10% $177	-5% $271	+0% $366	+5% $460	+10% $554
Rate	-1.0pp $476	-0.5pp $422	base $366	+0.5pp $309	+1.0pp $251

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $219,900 Active 19 DOM
2. 2026-06-18
   days on market $219,900 Active 16 DOM
3. 2026-06-17
   days on market $219,900 Active 15 DOM
4. 2026-06-16
   days on market $219,900 Active 14 DOM
5. 2026-06-15
   days on market $219,900 Active 13 DOM
6. 2026-06-13
   days on market $219,900 Active 11 DOM
7. 2026-06-09
   days on market $219,900 Active 7 DOM
8. 2026-06-08
   days on market $219,900 Active 6 DOM
9. 2026-06-07
   days on market $219,900 Active 5 DOM
10. 2026-06-04
    days on market $219,900 Active 2 DOM
11. 2026-06-03
    pricedays on marketlisting id $219,900 Active 1 DOM
12. 2026-06-01
    days on market $219,000 Active 43 DOM
13. 2026-05-31
    days on market $219,000 Active 42 DOM
14. 2026-04-21
    price $219,000 651-char remark
15. 2026-04-19
    listed $210,000 Active 651-char remark
16. 2026-04-19
    historical
17. 2026-03-20
    price $269,990
18. 2025-12-16
    listed $279,990 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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 18 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: $28,639
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,291
• − Management: −$2,291
• − Depreciation: −$6,397
• Taxable income: $944
• Est. tax owed @ 24.0%: −$227
• After-tax cash flow: $4,162/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

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the roof, exterior siding, and interior walls.

Repairs flagged

• Major roof — visible wear
• Major exterior siding — aged appearance
• Minor kitchen cabinets — wooden, could be refinished

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both repair and replace roof — critical for structural integrity and longevity
• Both repair and replace exterior siding — enhances curb appeal and structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible wear	Major	$15,000–50,000
exterior siding · aged appearance	Major	$15,000–50,000
kitchen cabinets · wooden, could be refinished	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both repair and replace roof — critical for structural integrity and longevity ↑
• Both repair and replace exterior siding — enhances curb appeal and structural integrity ↑

ⓘ 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 — Rosharon

• Score: 65/100
• State rank: #701
• US rank: #13120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosharon, 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

-21.5% since first listed

7 events — show timeline

• 2026-06-03 Listed $219,900 HARMLS
• 2026-06-01 Listing Removed — HARMLS
• 2026-04-21 Price Changed $219,000 HARMLS
• 2026-04-19 Listing Removed — HARMLS
• 2026-04-19 Listed $210,000 HARMLS
• 2026-03-20 Price Changed $269,990 HARMLS
• 2025-12-16 Listed $279,990 HARMLS