205 Bert St · Angleton, TX 77515

$210,000

4 bd · 2.0 ba · 1,684 sqft · SingleFamily public records · 244 Days on market

Built 1979 8,472 sqft lot $125/sqft · 19% above area Est $248k · 15% under

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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).

• ARV discount +14.4/15.0
• Cash flow +9.0/30.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A must see! Recently Updated 3/2 Home in cul-de-sac w/ large den or 4th bedroom, oak hardwoods w/ ceramic tile and laminate hardwoods, updated kitchen cabinets w/ granite countertop, recent paint, updated baths, new 2" blinds, giant 30x23 ft workshop, central AC and heat, washer and dryer connections, fenced back yard. Foundation work completed on 4/6/26.

Key facts

• Updated baths
• Large den
• Fenced back yard

Tags

• LARGE DEN
• UPDATED KITCHEN CABINETS
• GRANITE COUNTERTOP
• UPDATED BATHS
• GIANT WORKSHOP
• FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (12.2% below list).
• Recommended offer: $181k (13.9% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: Southside El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 315 students, 82% 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 73% FRL vs 54% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 932 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $6k 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 244 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $210k implies a 650% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,772 (13.9% 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. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 9.5

CMA / ARV

• ARV (median comp): $247,911
• List price: $210,000
• Delta: -15.29%
• 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
1035 S Anderson St	0.37mi	3/2.0 (-1)	1,662 (-1%)	2mo	$298,000	$179	74
204 Bryan Way	0.69mi	4/2.0	1,635 (-3%)	2mo	$239,900	$147	62
3119 Emerald Hills Dr	0.59mi	3/2.0 (-1)	1,629 (-3%)	1mo	$199,290	$122	61
1039 S Anderson St	0.43mi	3/2.0 (-1)	1,551 (-8%)	1mo	$295,000	$190	61
416 Bryan Way	0.56mi	4/2.0	1,820 (+8%)	0mo	$253,900	$140	60
1027 S Anderson St	0.40mi	4/2.0	1,487 (-12%)	5mo	$319,000	$215	58
1031 S Anderson St	0.41mi	3/2.0 (-1)	1,504 (-11%)	1mo	$285,000	$189	57
23 Greenbriar Loop	0.65mi	3/2.0 (-1)	1,717 (+2%)	5mo	$241,900	$141	57
618 W Peach St	0.72mi	4/2.0	1,794 (+6%)	0mo	$199,990	$111	55
127 N Erskine St	0.68mi	3/2.0 (-1)	1,766 (+5%)	0mo	$145,000	$82	55
205 Bryan Way	0.71mi	4/2.0	1,820 (+8%)	2mo	$250,400	$138	52
10 Greenbriar Loop	0.62mi	4/2.5	1,915 (+14%)	3mo	$263,900	$138	44

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: -21.9%
• Equity multiple: 0.24×
• Total profit: $-44,434
• Equity at exit: $31,312

10-year hold

• IRR: -15.5%
• Equity multiple: 0.12×
• Total profit: $-51,722
• Equity at exit: $18,157

Cash invested: $58,800 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,844 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$433 /mo · $5,199/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-165

Break-even live

Break-even rent $2,053

Max offer price $180,772

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-106	+0% $-165	+5% $-225	+10% $-284
Rent	-10% $-311	-5% $-238	+0% $-165	+5% $-93	+10% $-20
Rate	-1.0pp $-60	-0.5pp $-112	base $-165	+0.5pp $-220	+1.0pp $-275

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	9d	1	0.22mi

Listing history 47 events

1. 2026-06-21
   days on market $210,000 Active 244 DOM
2. 2026-06-18
   days on market $210,000 Active 241 DOM
3. 2026-06-17
   days on market $210,000 Active 240 DOM
4. 2026-06-16
   days on market $210,000 Active 239 DOM
5. 2026-06-15
   days on market $210,000 Active 238 DOM
6. 2026-06-13
   days on market $210,000 Active 236 DOM
7. 2026-06-09
   days on market $210,000 Active 232 DOM
8. 2026-06-08
   days on market $210,000 Active 231 DOM
9. 2026-06-07
   days on market $210,000 Active 230 DOM
10. 2026-06-04
    days on market $210,000 Active 227 DOM
11. 2026-06-03
    days on market $210,000 Active 226 DOM
12. 2026-06-02
    days on market $210,000 Active 225 DOM
13. 2026-06-01
    days on market $210,000 Active 224 DOM
14. 2026-05-31
    days on market $210,000 Active 223 DOM
15. 2026-05-12
    status Active 368-char remark

    Show marketing remark (368 chars)

    A must see! Recently Updated 3/2 Home in cul-de-sac w/ large den or 4th bedroom, oak hardwoods w/ ceramic tile and laminate hardwoods, updated kitchen cabinets w/ granite countertop, recent paint, updated baths, new 2" blinds, giant 30x23 ft workshop, central AC and heat, washer and dryer connections, fenced back yard. Foundation work completed on 4/6/26.

16. 2026-03-25
    status Pending 368-char remark

    Show marketing remark (368 chars)

    A must see! Recently Updated 3/2 Home in cul-de-sac w/ large den or 4th bedroom, oak hardwoods w/ ceramic tile and laminate hardwoods, updated kitchen cabinets w/ granite countertop, recent paint, updated baths, new 2" blinds, giant 30x23 ft workshop, central AC and heat, washer and dryer connections, fenced back yard. Foundation work completed on 4/6/26.

17. 2026-03-16
    status Pending 368-char remark

    Show marketing remark (368 chars)

    A must see! Recently Updated 3/2 Home in cul-de-sac w/ large den or 4th bedroom, oak hardwoods w/ ceramic tile and laminate hardwoods, updated kitchen cabinets w/ granite countertop, recent paint, updated baths, new 2" blinds, giant 30x23 ft workshop, central AC and heat, washer and dryer connections, fenced back yard. Foundation work completed on 4/6/26.

18. 2026-03-03
    price $210,000 368-char remark

    Show marketing remark (368 chars)

    A must see! Recently Updated 3/2 Home in cul-de-sac w/ large den or 4th bedroom, oak hardwoods w/ ceramic tile and laminate hardwoods, updated kitchen cabinets w/ granite countertop, recent paint, updated baths, new 2" blinds, giant 30x23 ft workshop, central AC and heat, washer and dryer connections, fenced back yard. Foundation work completed on 4/6/26.

19. 2025-12-26
    status Active 368-char remark

    Show marketing remark (368 chars)

    A must see! Recently Updated 3/2 Home in cul-de-sac w/ large den or 4th bedroom, oak hardwoods w/ ceramic tile and laminate hardwoods, updated kitchen cabinets w/ granite countertop, recent paint, updated baths, new 2" blinds, giant 30x23 ft workshop, central AC and heat, washer and dryer connections, fenced back yard. Foundation work completed on 4/6/26.

20. 2025-12-19
    status Pending 368-char remark

    Show marketing remark (368 chars)

    A must see! Recently Updated 3/2 Home in cul-de-sac w/ large den or 4th bedroom, oak hardwoods w/ ceramic tile and laminate hardwoods, updated kitchen cabinets w/ granite countertop, recent paint, updated baths, new 2" blinds, giant 30x23 ft workshop, central AC and heat, washer and dryer connections, fenced back yard. Foundation work completed on 4/6/26.

21. 2025-11-15
    price $214,900 368-char remark

    Show marketing remark (368 chars)

    A must see! Recently Updated 3/2 Home in cul-de-sac w/ large den or 4th bedroom, oak hardwoods w/ ceramic tile and laminate hardwoods, updated kitchen cabinets w/ granite countertop, recent paint, updated baths, new 2" blinds, giant 30x23 ft workshop, central AC and heat, washer and dryer connections, fenced back yard. Foundation work completed on 4/6/26.

22. 2025-10-14
    price $219,900 368-char remark

    Show marketing remark (368 chars)

    A must see! Recently Updated 3/2 Home in cul-de-sac w/ large den or 4th bedroom, oak hardwoods w/ ceramic tile and laminate hardwoods, updated kitchen cabinets w/ granite countertop, recent paint, updated baths, new 2" blinds, giant 30x23 ft workshop, central AC and heat, washer and dryer connections, fenced back yard. Foundation work completed on 4/6/26.

23. 2025-10-03
    price $225,000 368-char remark

    Show marketing remark (368 chars)

    A must see! Recently Updated 3/2 Home in cul-de-sac w/ large den or 4th bedroom, oak hardwoods w/ ceramic tile and laminate hardwoods, updated kitchen cabinets w/ granite countertop, recent paint, updated baths, new 2" blinds, giant 30x23 ft workshop, central AC and heat, washer and dryer connections, fenced back yard. Foundation work completed on 4/6/26.

24. 2025-09-13
    price $229,900 368-char remark

    Show marketing remark (368 chars)

    A must see! Recently Updated 3/2 Home in cul-de-sac w/ large den or 4th bedroom, oak hardwoods w/ ceramic tile and laminate hardwoods, updated kitchen cabinets w/ granite countertop, recent paint, updated baths, new 2" blinds, giant 30x23 ft workshop, central AC and heat, washer and dryer connections, fenced back yard. Foundation work completed on 4/6/26.

25. 2025-09-02
    listed $239,900 Active 368-char remark

    Show marketing remark (368 chars)

    A must see! Recently Updated 3/2 Home in cul-de-sac w/ large den or 4th bedroom, oak hardwoods w/ ceramic tile and laminate hardwoods, updated kitchen cabinets w/ granite countertop, recent paint, updated baths, new 2" blinds, giant 30x23 ft workshop, central AC and heat, washer and dryer connections, fenced back yard. Foundation work completed on 4/6/26.

26. 2024-08-23
    historical $1,795
27. 2024-07-30
    listed $1,795
28. 2024-07-01
    historical
29. 2024-04-09
    status Active
30. 2024-04-04
    status Pending
31. 2024-03-04
    price $229,900
32. 2024-02-23
    price $234,900
33. 2024-02-08
    price $237,900
34. 2023-12-31
    listed $239,900 Active
35. 2023-12-22
    historical
36. 2023-11-15
    price $234,900
37. 2023-09-06
    price $237,900
38. 2023-08-08
    price $239,900
39. 2023-07-17
    price $245,900
40. 2023-06-22
    listed $249,900 Active
41. 2023-04-14
    soldstatus Sold
42. 2023-04-14
    soldstatus
43. 2023-04-07
    status Pending
44. 2023-04-03
    status Option Pending
45. 2023-03-04
    price $160,000
46. 2023-01-12
    listed $179,999 Active
47. 1988-11-01
    soldstatus $28,000

ⓘ 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: $5,199 · $433/mo
• Projected year-2 tax: $5,199 · $433/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥111°F today · 26 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: $22,125
• − Mortgage interest: −$11,763
• − Property taxes: −$5,199
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$6,109
• Taxable loss: −$5,536
• Est. tax savings @ 24.0%: +$1,329
• After-tax cash flow: $-657/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

+650.0% since first listed

33 events — show timeline

• 2026-05-12 Relisted — HARMLS
• 2026-03-25 Pending — HARMLS
• 2026-03-16 Pending — HARMLS
• 2026-03-03 Price Changed $210,000 HARMLS
• 2025-12-26 Relisted — HARMLS
• 2025-12-19 Pending — HARMLS
• 2025-11-15 Price Changed $214,900 HARMLS
• 2025-10-14 Price Changed $219,900 HARMLS
• 2025-10-03 Price Changed $225,000 HARMLS
• 2025-09-13 Price Changed $229,900 HARMLS
• 2025-09-02 Listed $239,900 HARMLS
• 2024-08-23 Rental Removed $1,795 HARMLS
• 2024-07-30 Listed for Rent $1,795 HARMLS
• 2024-07-01 Listing Removed — HARMLS
• 2024-04-09 Relisted — HARMLS
• 2024-04-04 Pending — HARMLS
• 2024-03-04 Price Changed $229,900 HARMLS
• 2024-02-23 Price Changed $234,900 HARMLS
• 2024-02-08 Price Changed $237,900 HARMLS
• 2023-12-31 Listed $239,900 HARMLS
• 2023-12-22 Listing Removed — HARMLS
• 2023-11-15 Price Changed $234,900 HARMLS
• 2023-09-06 Price Changed $237,900 HARMLS
• 2023-08-08 Price Changed $239,900 HARMLS
• 2023-07-17 Price Changed $245,900 HARMLS
• 2023-06-22 Listed $249,900 HARMLS
• 2023-04-14 Sold (Public Records) — Public Records
• 2023-04-14 Sold (MLS) — HARMLS
• 2023-04-07 Pending — HARMLS
• 2023-04-03 Pending — HARMLS
• 2023-03-04 Price Changed $160,000 HARMLS
• 2023-01-12 Listed $179,999 HARMLS
• 1988-11-01 Sold (Public Records) $28,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $5,199 · +20.3% YoY. Source: county tax records.