513 Farrer St · Angleton, TX 77515

$149,900

3 bd · 1.0 ba · 1,328 sqft · SingleFamily public records · 29 Days on market

Built 1955 8,102 sqft lot $113/sqft · 20% below area Est $188k · 20% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +4.8/10.0
• DSCR +4.6/10.0
• 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

Beautifully Updated Home, Inside and Out, Located in a Great Central Location!Recent Roof, A/C Unit, Paint, Crown Molding, Flooring Through-Out! Front & Back Porch. Storage Building. Many Extras for the Price! Large Back Yard!

Key facts

• Spacious backyard
• 8,102 sq ft lot
• Garage

Tags

• PLENTY OF PARKING SPACE
• SPACIOUS BACKYARD

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1955; Slab foundation
• Construction: Construction materials: Unknown
• Exterior features: Subdivision lot; Composition roof

Interior

• Bedrooms: Primary bedroom on first floor; Two additional bedrooms on first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $46 ($554/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 $147k (1.9% below list).
• Recommended offer: $147k (1.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Angleton H S (math 22% / reading 45%, grade F, #1,011 of 1,632 statewide, top 63%, 2,066 students, 67% FRL).
• Market conditions: 921 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $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 29 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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: built in 1955 — 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 $147,072 (1.9% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.98% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 8.5

CMA / ARV

• ARV (median comp): $188,072
• List price: $149,900
• Delta: -20.30%
• 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
440 Bryan Way	0.11mi	3/2.0	1,348 (+2%)	1mo	$229,900	$171	87
517 Earls Ct	0.06mi	3/2.0	1,337 (+1%)	8mo	$206,000	$154	85
29 Greenbriar Loop	0.20mi	3/2.0	1,348 (+2%)	2mo	$224,400	$166	83
39 Greenbriar Loop	0.15mi	3/2.0	1,425 (+7%)	2mo	$229,400	$161	75
513 Sims Dr	0.46mi	3/1.5	1,300 (-2%)	3mo	$200,000	$154	70
429 E Kiber St	0.32mi	3/2.0	1,246 (-6%)	1mo	$199,500	$160	70
1016 Grove St	0.51mi	3/1.5	1,294 (-3%)	4mo	$180,000	$139	67
1220 Fairground Ln	0.60mi	3/2.0	1,344 (+1%)	3mo	$210,000	$156	63
408 Dwyer St	0.60mi	3/1.5	1,400 (+5%)	3mo	$110,000	$79	59
509 S Ramona St	0.30mi	3/1.5	1,521 (+14%)	7mo	$198,000	$130	54
1031 S Anderson St	0.58mi	3/2.0	1,504 (+13%)	1mo	$285,000	$189	46
1027 S Anderson St	0.57mi	4/2.0 (+1)	1,487 (+12%)	5mo	$319,000	$215	40

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-21,276
• Equity at exit: $22,351

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-14,449
• 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: 921
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,471 high
• Mortgage (P&I): −$786
• Tax from tax record: −$267 /mo · $3,205/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $46

Break-even live

Break-even rent $1,412

Max offer price $149,900

Occupancy floor 92%

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: —

Rent comps 8 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	7d	1	0.37mi
301 Sands St Angleton, TX	2.0	1.0	950	$800	$0.84	43d	1	0.44mi
312 Rice St Unit A Angleton, TX	2.0	1.5	1100	$1,195	$1.09	24d	1	0.52mi
312 Rice St Angleton, TX	2.0	2.0	1100	$1,195	$1.09	24d	1	0.52mi
312 Rice St Angleton, TX	2.0	2.0	1100	$1,250	$1.14	3d	1	0.52mi
312 Rice St Unit B Angleton, TX	2.0	1.5	1100	$1,250	$1.14	11d	1	0.52mi
409 N Parrish St Angleton, TX	2.0	1.0	1000	$875	$0.88	2d	1	1.08mi
941 S Walker St Angleton, TX	3.0	1.0	1033	$1,435	$1.39	21d	1	1.14mi

Listing history 35 events

1. 2026-06-08
   days on market $149,900 Pending 29 DOM
2. 2026-06-07
   days on market $149,900 Pending 28 DOM
3. 2026-06-04
   days on market $149,900 Pending 25 DOM
4. 2026-06-03
   days on market $149,900 Pending 24 DOM
5. 2026-06-02
   days on market $149,900 Pending 23 DOM
6. 2026-06-01
   days on market $149,900 Pending 22 DOM
7. 2026-05-31
   days on market $149,900 Pending 21 DOM
8. 2026-05-10
   listed $149,900 Active 284-char remark
9. 2026-04-14
   status Pending
10. 2026-04-14
    historical
11. 2025-11-13
    price $154,900
12. 2025-09-02
    listed $164,900 Active
13. 2017-10-23
    soldstatus
14. 2017-10-20
    soldstatus Sold

    Show marketing remark (232 chars)

    Beautifully Updated Home, Inside and Out, Located in a Great Central Location!Recent Roof, A/C Unit, Paint, Crown Molding, Flooring Through-Out! Front & Back Porch. Storage Building. Many Extras for the Price! Large Back Yard!

15. 2017-09-01
    status Pending

    Show marketing remark (232 chars)

    Beautifully Updated Home, Inside and Out, Located in a Great Central Location!Recent Roof, A/C Unit, Paint, Crown Molding, Flooring Through-Out! Front & Back Porch. Storage Building. Many Extras for the Price! Large Back Yard!

16. 2017-08-19
    status Option Pending

    Show marketing remark (232 chars)

    Beautifully Updated Home, Inside and Out, Located in a Great Central Location!Recent Roof, A/C Unit, Paint, Crown Molding, Flooring Through-Out! Front & Back Porch. Storage Building. Many Extras for the Price! Large Back Yard!

17. 2017-08-03
    price $127,900

    Show marketing remark (232 chars)

    Beautifully Updated Home, Inside and Out, Located in a Great Central Location!Recent Roof, A/C Unit, Paint, Crown Molding, Flooring Through-Out! Front & Back Porch. Storage Building. Many Extras for the Price! Large Back Yard!

18. 2017-07-18
    price $129,800

    Show marketing remark (232 chars)

    Beautifully Updated Home, Inside and Out, Located in a Great Central Location!Recent Roof, A/C Unit, Paint, Crown Molding, Flooring Through-Out! Front & Back Porch. Storage Building. Many Extras for the Price! Large Back Yard!

19. 2017-06-29
    listed $131,000 Active

    Show marketing remark (232 chars)

    Beautifully Updated Home, Inside and Out, Located in a Great Central Location!Recent Roof, A/C Unit, Paint, Crown Molding, Flooring Through-Out! Front & Back Porch. Storage Building. Many Extras for the Price! Large Back Yard!

20. 2016-05-03
    historical
21. 2016-05-02
    soldstatus Sold
22. 2016-05-02
    soldstatus
23. 2016-05-02
    soldstatus
24. 2016-03-19
    status Pending
25. 2016-03-08
    status Option Pending
26. 2016-03-02
    status Active
27. 2016-02-11
    status Pending
28. 2016-02-03
    status Option Pending
29. 2016-01-26
    listed $119,900 Active
30. 2016-01-25
    listed $119,900
31. 2015-07-01
    soldstatus Sold
32. 2015-06-30
    status Pending, Continue to Show
33. 2015-05-14
    price $51,400
34. 2015-04-21
    price $54,600
35. 2015-04-02
    listed $58,300 Active

ⓘ 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: $3,205 · $267/mo
• Projected year-2 tax: $3,205 · $267/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,649
• − Mortgage interest: −$8,397
• − Property taxes: −$3,205
• − Insurance: −$750
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$4,361
• Taxable loss: −$1,887
• Est. tax savings @ 24.0%: +$453
• After-tax cash flow: $1,007/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

+157.1% since first listed

30 events — show timeline

• 2026-06-09 Pending — HARMLS
• 2026-05-29 Pending — HARMLS
• 2026-05-10 Listed $149,900 HARMLS
• 2026-04-14 Pending — HARMLS
• 2026-04-14 Listing Removed — HARMLS
• 2025-11-13 Price Changed $154,900 HARMLS
• 2025-09-02 Listed $164,900 HARMLS
• 2017-10-23 Sold (Public Records) — Public Records
• 2017-10-20 Sold (MLS) — HARMLS
• 2017-09-01 Pending — HARMLS
• 2017-08-19 Pending — HARMLS
• 2017-08-03 Price Changed $127,900 HARMLS
• 2017-07-18 Price Changed $129,800 HARMLS
• 2017-06-29 Listed $131,000 HARMLS
• 2016-05-03 Listing Removed — HARMLS
• 2016-05-02 Sold (Public Records) — Public Records
• 2016-05-02 Sold (MLS) — BCBR
• 2016-05-02 Sold (MLS) — HARMLS
• 2016-03-19 Pending — HARMLS
• 2016-03-08 Pending — HARMLS
• 2016-03-02 Relisted — HARMLS
• 2016-02-11 Pending — HARMLS
• 2016-02-03 Pending — HARMLS
• 2016-01-26 Listed $119,900 HARMLS
• 2016-01-25 Listed $119,900 BCBR
• 2015-07-01 Sold (MLS) — HARMLS
• 2015-06-30 Pending — HARMLS
• 2015-05-14 Price Changed $51,400 HARMLS
• 2015-04-21 Price Changed $54,600 HARMLS
• 2015-04-02 Listed $58,300 HARMLS

Property tax history

+2.6%/yr

Latest (2025): $3,205 · -0.8% YoY. Source: county tax records.