213 Bastrop St · Angleton, TX 77515

$189,000

3 bd · 2.0 ba · 1,281 sqft · SingleFamily public records · 116 Days on market

Built 1979 8,232 sqft lot $148/sqft · 19% below area Est $234k · 19% under ↓ 3% 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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.5/10.0
• 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

Welcome to 213 Bastrop Street in Angleton! This well-maintained 3-bedroom, 2-bath home offers 1,280 sq ft of comfortable living space in an established neighborhood. A new roof was completed in October 2025. The home features new flooring throughout and a brand new jacuzzi tub in the primary bathroom. Recent updates add modern touches while maintaining the home’s charm. The layout is efficiently designed with comfortably sized bedrooms, cozy living spaces, and a nicely sized backyard with room to enjoy outdoor space. Conveniently located near schools, shopping, dining, and major roadways. Schedule your showing today!

Key facts

• Brand new roof
• Conveniently located
• 8,232 sq ft lot

Tags

• BRAND NEW ROOF
• ESTABLISHED NEIGHBORHOOD
• NICELY SIZED BACKYARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (5.5% below list).
• Recommended offer: $172k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: Central El (math 52% / reading 52%, grade C-, #742 of 4,322 statewide, top 19%, 534 students, 76% 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 70% FRL vs 54% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 932 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 116 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 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: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $171,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 8.8

CMA / ARV

• ARV (median comp): $234,067
• List price: $189,000
• Delta: -19.25%
• 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
213 Bastrop St	0.00mi	3/2.0	1,281 (0%)	1mo	$189,000	$148	100
205 Bastrop St	0.02mi	3/2.0	1,281 (0%)	2mo	$185,000	$144	97
229 Austin St	0.07mi	3/2.0	1,250 (-2%)	2mo	$195,000	$156	91
249 Austin St	0.12mi	3/2.0	1,250 (-2%)	4mo	$150,000	$120	88
216 Houston Ave	0.03mi	3/2.0	1,421 (+11%)	7mo	$219,900	$155	74
1226 Valley Dr	0.61mi	3/2.0	1,281 (0%)	2mo	$149,900	$117	70
346 Amy St	0.58mi	3/2.0	1,302 (+2%)	9mo	$261,990	$201	63
507 Robin St	0.68mi	3/2.0	1,302 (+2%)	7mo	$255,990	$197	60
501 Robin St	0.71mi	3/2.0	1,302 (+2%)	8mo	$257,990	$198	58
1405 Northview Dr	0.57mi	3/2.0	1,172 (-8%)	3mo	$125,400	$107	57
11 Robin Ct	0.55mi	3/2.0	1,409 (+10%)	5mo	$255,630	$181	54
313 Emma St	0.70mi	3/2.0	1,409 (+10%)	6mo	$272,330	$193	46

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-22,314
• Equity at exit: $28,181

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-8,694
• Equity at exit: $16,341

Cash invested: $52,920 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,787 high
• Mortgage (P&I): −$991
• Tax from tax record: −$211 /mo · $2,537/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $130

Break-even live

Break-even rent $1,622

Max offer price $189,000

Occupancy floor 88%

Sensitivity live

Price	-10% $237	-5% $184	+0% $130	+5% $77	+10% $23
Rent	-10% $-11	-5% $60	+0% $130	+5% $201	+10% $271
Rate	-1.0pp $226	-0.5pp $178	base $130	+0.5pp $81	+1.0pp $32

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
152 Bastrop St Angleton, TX	3.0	2.0	1639	$1,745	$1.06	45d	1	0.10mi
3 Dallas Ct #1 Angleton, TX	3.0	3.0	1550	$1,450	$0.94	45d	1	0.16mi
128 Dallas St Angleton, TX	3.0	2.0	1390	$1,900	$1.37	45d	1	0.20mi
1405 Northview Dr Angleton, TX	3.0	2.0	1172	$2,225	$1.90	4d	1	0.56mi
1300 Buchta Rd Angleton, TX	1.0–3.0	1.0–2.0	773	$1,113	$1.44	0d	13	0.65mi
1300 Buchta Rd Angleton, TX	1.0–3.0	1.0–2.0	773	$1,085	$1.40	26d	8	0.65mi
1400 E Henderson Rd Angleton, TX	1.0–2.0	1.0–2.0	752	$999	$1.33	0d	1	1.11mi
301 Cannan Dr Angleton, TX	1.0–2.0	1.0–2.0	801	$1,192	$1.49	0d	10	1.46mi

Listing history 8 events

1. 2026-05-16
   status Pending 630-char remark

   Show marketing remark (630 chars)

   Welcome to 213 Bastrop Street in Angleton! This well-maintained 3-bedroom, 2-bath home offers 1,280 sq ft of comfortable living space in an established neighborhood. A new roof was completed in October 2025. The home features new flooring throughout and a brand new jacuzzi tub in the primary bathroom. Recent updates add modern touches while maintaining the home’s charm. The layout is efficiently designed with comfortably sized bedrooms, cozy living spaces, and a nicely sized backyard with room to enjoy outdoor space. Conveniently located near schools, shopping, dining, and major roadways. Schedule your showing today!

2. 2026-05-06
   status Pending 630-char remark

   Show marketing remark (630 chars)

   Welcome to 213 Bastrop Street in Angleton! This well-maintained 3-bedroom, 2-bath home offers 1,280 sq ft of comfortable living space in an established neighborhood. A new roof was completed in October 2025. The home features new flooring throughout and a brand new jacuzzi tub in the primary bathroom. Recent updates add modern touches while maintaining the home’s charm. The layout is efficiently designed with comfortably sized bedrooms, cozy living spaces, and a nicely sized backyard with room to enjoy outdoor space. Conveniently located near schools, shopping, dining, and major roadways. Schedule your showing today!

3. 2026-03-19
   price $189,000 630-char remark

   Show marketing remark (630 chars)

   Welcome to 213 Bastrop Street in Angleton! This well-maintained 3-bedroom, 2-bath home offers 1,280 sq ft of comfortable living space in an established neighborhood. A new roof was completed in October 2025. The home features new flooring throughout and a brand new jacuzzi tub in the primary bathroom. Recent updates add modern touches while maintaining the home’s charm. The layout is efficiently designed with comfortably sized bedrooms, cozy living spaces, and a nicely sized backyard with room to enjoy outdoor space. Conveniently located near schools, shopping, dining, and major roadways. Schedule your showing today!

4. 2026-02-18
   status Active 630-char remark

   Show marketing remark (630 chars)

   Welcome to 213 Bastrop Street in Angleton! This well-maintained 3-bedroom, 2-bath home offers 1,280 sq ft of comfortable living space in an established neighborhood. A new roof was completed in October 2025. The home features new flooring throughout and a brand new jacuzzi tub in the primary bathroom. Recent updates add modern touches while maintaining the home’s charm. The layout is efficiently designed with comfortably sized bedrooms, cozy living spaces, and a nicely sized backyard with room to enjoy outdoor space. Conveniently located near schools, shopping, dining, and major roadways. Schedule your showing today!

5. 2026-02-13
   status Pending 630-char remark

   Show marketing remark (630 chars)

   Welcome to 213 Bastrop Street in Angleton! This well-maintained 3-bedroom, 2-bath home offers 1,280 sq ft of comfortable living space in an established neighborhood. A new roof was completed in October 2025. The home features new flooring throughout and a brand new jacuzzi tub in the primary bathroom. Recent updates add modern touches while maintaining the home’s charm. The layout is efficiently designed with comfortably sized bedrooms, cozy living spaces, and a nicely sized backyard with room to enjoy outdoor space. Conveniently located near schools, shopping, dining, and major roadways. Schedule your showing today!

6. 2026-01-20
   listed $195,000 Active 630-char remark

   Show marketing remark (630 chars)

   Welcome to 213 Bastrop Street in Angleton! This well-maintained 3-bedroom, 2-bath home offers 1,280 sq ft of comfortable living space in an established neighborhood. A new roof was completed in October 2025. The home features new flooring throughout and a brand new jacuzzi tub in the primary bathroom. Recent updates add modern touches while maintaining the home’s charm. The layout is efficiently designed with comfortably sized bedrooms, cozy living spaces, and a nicely sized backyard with room to enjoy outdoor space. Conveniently located near schools, shopping, dining, and major roadways. Schedule your showing today!

7. 2007-04-09
   soldstatus
8. 2006-02-07
   soldstatus

ⓘ 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: $2,537 · $211/mo
• Projected year-2 tax: $3,459 · $288/mo
• Expected delta: +$921/yr (+$77/mo · 36.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,443
• − Mortgage interest: −$10,587
• − Property taxes: −$2,537
• − Insurance: −$945
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$5,498
• Taxable loss: −$1,555
• Est. tax savings @ 24.0%: +$373
• After-tax cash flow: $1,937/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

-3.1% since first listed

8 events — show timeline

• 2026-05-16 Pending — HARMLS
• 2026-05-06 Pending — HARMLS
• 2026-03-19 Price Changed $189,000 HARMLS
• 2026-02-18 Relisted — HARMLS
• 2026-02-13 Pending — HARMLS
• 2026-01-20 Listed $195,000 HARMLS
• 2007-04-09 Sold (Public Records) — Public Records
• 2006-02-07 Sold (Public Records) — Public Records

Property tax history

-0.1%/yr

Latest (2025): $2,537 · +10.2% YoY. Source: county tax records.