712 E Peach St · Angleton, TX 77515

$175,000

4 bd · 1.0 ba · 2,098 sqft · SingleFamily public records · 77 Days on market

Built 1951 0.38 ac lot $83/sqft · 27% below area Est $241k · 27% 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 +15.7/30.0
• ARV discount +15.0/15.0
• 1% rule +5.7/10.0
• DSCR +4.8/10.0
• 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

Located in the heart of Angelton, ideally situated near shopping and business centers. This spacious family home sits on a tree-shaded lot of over a quarter-acre and features a private pool and a massive backyard accessible via double fence gates. Inside, the home offers four large bedrooms, three bathrooms, and two distinct living areas. The oversized kitchen provides ample storage and opens to a dining room with views of the outdoor oasis. Additionally, the property includes a double-car garage with an extended concrete driveway and a large side yard for significant extra parking.

Key facts

• Private pool
• Tree-shaded lot
• Oversized kitchen

Tags

• PRIVATE POOL
• MASSIVE BACKYARD
• TREE-SHADED LOT
• DOUBLE FENCE GATES
• OVERSIZED KITCHEN
• OUTDOOR OASIS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $76 ($918/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: schools 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.
• Market conditions: 921 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 $5k 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 77 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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

• Watch-outs: property tax is 2.8% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 1951 — 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: 1.07% ✓
• Cap rate: 6.82%
• Cash-on-cash: 1.87%
• DSCR: 1.08
• GRM: 7.8

CMA / ARV

• ARV (median comp): $240,542
• List price: $175,000
• Delta: -27.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 Evans St	0.17mi	4/2.0	2,236 (+7%)	1mo	$214,900	$96	77
10 Greenbriar Loop	0.30mi	4/2.5	1,915 (-9%)	3mo	$263,900	$138	63
25 Greenbriar Loop	0.35mi	4/2.5	2,227 (+6%)	6mo	$280,900	$126	62
416 Bryan Way	0.25mi	4/2.0	1,820 (-13%)	0mo	$253,900	$140	62
205 Bryan Way	0.22mi	4/2.0	1,820 (-13%)	2mo	$250,400	$138	62
2 Greenbriar Loop	0.27mi	4/2.5	2,227 (+6%)	16mo	$289,900	$130	57
12 Greenbriar Loop	0.31mi	4/2.5	2,227 (+6%)	16mo	$298,900	$134	55
3 Greenbriar Loop	0.26mi	4/2.5	1,915 (-9%)	14mo	$295,400	$154	55
37 Greenbriar Loop	0.32mi	4/2.0	1,820 (-13%)	6mo	$250,900	$138	54
17 Greenbriar Loop	0.33mi	4/2.5	1,915 (-9%)	18mo	$293,900	$153	49
619 Danbury St	0.61mi	3/2.0 (-1)	1,904 (-9%)	20mo	$187,000	$98	30
615 N Tinsley St	0.58mi	3/2.0 (-1)	1,797 (-14%)	14mo	$130,000	$72	29

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-23,344
• Equity at exit: $26,093

10-year hold

• IRR: -4.1%
• Equity multiple: 0.72×
• Total profit: $-13,475
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,864 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$405 /mo · $4,865/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $76

Break-even live

Break-even rent $1,767

Max offer price $175,000

Occupancy floor 91%

Sensitivity live

Price	-10% $176	-5% $126	+0% $76	+5% $27	+10% $-23
Rent	-10% $-71	-5% $3	+0% $76	+5% $150	+10% $224
Rate	-1.0pp $165	-0.5pp $121	base $76	+0.5pp $31	+1.0pp $-15

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $175,000 Pending 77 DOM
2. 2026-06-17
   days on market $175,000 Pending 76 DOM
3. 2026-06-16
   days on market $175,000 Pending 75 DOM
4. 2026-06-15
   days on market $175,000 Pending 74 DOM
5. 2026-06-13
   statusdays on market $175,000 Pending 72 DOM
6. 2026-06-09
   days on market $175,000 Active 68 DOM
7. 2026-06-08
   days on market $175,000 Active 67 DOM
8. 2026-06-07
   days on market $175,000 Active 66 DOM
9. 2026-06-04
   days on market $175,000 Active 63 DOM
10. 2026-06-03
    days on market $175,000 Active 62 DOM
11. 2026-06-02
    days on market $175,000 Active 61 DOM
12. 2026-06-01
    days on market $175,000 Active 60 DOM
13. 2026-05-31
    days on market $175,000 Active 59 DOM
14. 2026-04-22
    price $175,000 589-char remark

    Show marketing remark (589 chars)

    Located in the heart of Angelton, ideally situated near shopping and business centers. This spacious family home sits on a tree-shaded lot of over a quarter-acre and features a private pool and a massive backyard accessible via double fence gates. Inside, the home offers four large bedrooms, three bathrooms, and two distinct living areas. The oversized kitchen provides ample storage and opens to a dining room with views of the outdoor oasis. Additionally, the property includes a double-car garage with an extended concrete driveway and a large side yard for significant extra parking.

15. 2026-04-02
    listed $180,000 Active 589-char remark

    Show marketing remark (589 chars)

    Located in the heart of Angelton, ideally situated near shopping and business centers. This spacious family home sits on a tree-shaded lot of over a quarter-acre and features a private pool and a massive backyard accessible via double fence gates. Inside, the home offers four large bedrooms, three bathrooms, and two distinct living areas. The oversized kitchen provides ample storage and opens to a dining room with views of the outdoor oasis. Additionally, the property includes a double-car garage with an extended concrete driveway and a large side yard for significant extra parking.

16. 2023-10-06
    soldstatus Sold 576-char remark

    Show marketing remark (576 chars)

    Come home from a long hot day to relax in the cool waters of your beautiful refreshing pool. This large family home is located on over 1/4-acre tree shaded lot. This home boast 4 large bedrooms, 3 baths, 2 living areas, an oversized kitchen with tons of storage that is open to a dining room overlooking the massive yard and gorgeous pool. The concrete driveway extends beyond the double car garage to a large side yard area for tons of parking. The double gates on the fence lead to the oversized backyard. Call today for your own private viewing and make this your new home.

17. 2023-09-30
    status Pending 576-char remark

    Show marketing remark (576 chars)

    Come home from a long hot day to relax in the cool waters of your beautiful refreshing pool. This large family home is located on over 1/4-acre tree shaded lot. This home boast 4 large bedrooms, 3 baths, 2 living areas, an oversized kitchen with tons of storage that is open to a dining room overlooking the massive yard and gorgeous pool. The concrete driveway extends beyond the double car garage to a large side yard area for tons of parking. The double gates on the fence lead to the oversized backyard. Call today for your own private viewing and make this your new home.

18. 2023-09-25
    status Option Pending 576-char remark

    Show marketing remark (576 chars)

    Come home from a long hot day to relax in the cool waters of your beautiful refreshing pool. This large family home is located on over 1/4-acre tree shaded lot. This home boast 4 large bedrooms, 3 baths, 2 living areas, an oversized kitchen with tons of storage that is open to a dining room overlooking the massive yard and gorgeous pool. The concrete driveway extends beyond the double car garage to a large side yard area for tons of parking. The double gates on the fence lead to the oversized backyard. Call today for your own private viewing and make this your new home.

19. 2023-08-17
    listed $225,000 Active 576-char remark

    Show marketing remark (576 chars)

    Come home from a long hot day to relax in the cool waters of your beautiful refreshing pool. This large family home is located on over 1/4-acre tree shaded lot. This home boast 4 large bedrooms, 3 baths, 2 living areas, an oversized kitchen with tons of storage that is open to a dining room overlooking the massive yard and gorgeous pool. The concrete driveway extends beyond the double car garage to a large side yard area for tons of parking. The double gates on the fence lead to the oversized backyard. Call today for your own private viewing and make this your new home.

20. 2009-04-21
    historical
21. 2009-01-21
    listed $60,500

ⓘ 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: $4,865 · $405/mo
• Projected year-2 tax: $4,865 · $405/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 4/10 Moderate
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,368
• − Mortgage interest: −$9,803
• − Property taxes: −$4,865
• − Insurance: −$875
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$5,091
• Taxable loss: −$1,845
• Est. tax savings @ 24.0%: +$443
• After-tax cash flow: $1,360/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

+189.3% since first listed

8 events — show timeline

• 2026-04-22 Price Changed $175,000 HARMLS
• 2026-04-02 Listed $180,000 HARMLS
• 2023-10-06 Sold (MLS) — HARMLS
• 2023-09-30 Pending — HARMLS
• 2023-09-25 Pending — HARMLS
• 2023-08-17 Listed $225,000 HARMLS
• 2009-04-21 Listing Removed — HARMLS
• 2009-01-21 Listed $60,500 HARMLS

Property tax history

+3.1%/yr

Latest (2025): $4,865 · -3.5% YoY. Source: county tax records.