Cupertino II Plan · Angleton, TX 77515

$255,990

3 bd · 2.5 ba · 1,635 sqft · SingleFamily · 143 Days on market

Excellent condition 2-car garage

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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).

• Cash flow +9.5/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This new single-level home boasts a modern and low-maintenance design. An open-concept floorplan combines the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are nestled at the back of the home for enhanced privacy and comfort, including the luxe owner's suite with a spa-inspired bathroom and walk-in closet.

Key facts

• Luxe owner's suite
• Walk-in closet
• 2 garage spots

Tags

• OPEN-CONCEPT FLOORPLAN
• KITCHEN LIVING DINING AREAS
• LUXE OWNER'S SUITE
• SPA-INSPIRED BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $255,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $276,137.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $256k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-257 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (15.0% below list).
• Recommended offer: $217k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.3% in Angleton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rancho Isabella El (math 42% / reading 47%, grade F, #1,155 of 4,322 statewide, top 29%, 418 students, 68% 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: 1376 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 106d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $8k 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 143 days — a 12% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,484 (15.0% 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 143 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.79% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $276,137
• List price: $255,990
• Delta: -7.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3502 Atlas Point Ln	0.29mi	3/2.0	1,642 (+0%)	1mo	$289,990	$177	83
3631 Atlas Point Ln	0.20mi	3/2.0	1,582 (-3%)	4mo	$224,990	$142	80
1643 Windrose Bnd	0.43mi	4/2.0 (+1)	1,670 (+2%)	1mo	$222,990	$134	68
3187 Savannah Rose Dr	0.53mi	3/2.5	1,689 (+3%)	2mo	$266,225	$158	68
3510 Atlas Point Ln	0.28mi	3/2.0	1,426 (-13%)	1mo	$229,990	$161	63
3179 Savannah Rose Dr	0.54mi	4/2.0 (+1)	1,670 (+2%)	2mo	$221,990	$133	62
2127 Mosaic Valley Ct	0.30mi	4/2.0 (+1)	1,776 (+9%)	3mo	$239,990	$135	62
1447 Parks Edge Ln	0.36mi	4/2.0 (+1)	1,776 (+9%)	0mo	$234,990	$132	61
1627 Windrose Bnd	0.44mi	3/2.0	1,474 (-10%)	2mo	$211,990	$144	59
3511 Atlas Point Ln	0.25mi	3/2.0	1,880 (+15%)	4mo	$252,890	$135	58
3154 Savannah Rose Dr	0.56mi	3/2.0	1,474 (-10%)	3mo	$229,590	$156	52
3151 Savannah Rose Dr	0.59mi	3/2.0	1,464 (-10%)	4mo	$207,390	$142	49

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: -23.0%
• Equity multiple: 0.21×
• Total profit: $-61,019
• Equity at exit: $41,173

10-year hold

• IRR: -17.4%
• Equity multiple: 0.04×
• Total profit: $-73,884
• Equity at exit: $23,875

Cash invested: $77,318 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 91 active · 58 under contract
• Months of supply: 18.2 mo (5%/mo absorbed)
• Median asking: $263,990 ($151/sqft)
• Median days on market: 143 d
• This list price: 44% of active listings are priced below it
• ARV vs active asking: +12.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77515

• Home prices YoY: -5.1%
• Active inventory: 1376
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,175 high
• Mortgage (P&I): −$1,448
• Tax est. 1.5%: −$345 /mo · $4,142/yr
• Insurance: −$115
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-257

Break-even live

Break-even rent $2,500

Max offer price $238,999

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-161	+0% $-257	+5% $-352	+10% $-447
Rent	-10% $-428	-5% $-343	+0% $-257	+5% $-171	+10% $-85
Rate	-1.0pp $-118	-0.5pp $-186	base $-257	+0.5pp $-328	+1.0pp $-401

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: $69,034
• Closing costs: $8,284
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3606 Atlas Point Ln Angleton, TX	3.0	2.0	1876	$2,175	$1.16	114d	1	0.22mi
3606 Atlas Point Ln Angleton, TX	3.0	2.0	1876	$2,175	$1.16	106d	1	0.22mi
3602 Atlas Point Ln Angleton, TX	4.0	3.0	1959	$2,500	$1.28	116d	1	0.22mi
2126 Mosaic Valley Ct Angleton, TX	4.0	2.0	1984	$2,300	$1.16	127d	1	0.28mi
3167 Savannah Rose Dr Angleton, TX	4.0	2.5	1834	$1,950	$1.06	51d	1	0.55mi
4 Stadium Dr Angleton, TX	1.0–3.0	1.0–2.0	1065	$1,810	$1.70	0d	10	0.91mi
513 Robin St Angleton, TX	4.0	2.0	1900	$2,495	$1.31	163d	1	1.22mi
1 Riverwood Circle Ct Angleton, TX	4.0	2.0	1847	$1,995	$1.08	78d	1	1.42mi
1316 Hospital Dr Angleton, TX	3.0	2.0	1650	$1,669	$1.01	10d	1	1.43mi

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price: 263990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: New construction plan: Cupertino IISingle-family plan
• Construction: New construction (Plan)Built as Cupertino II plan (year not specified)
• Exterior features: Living area of 1635 (plan)Located at 3622 Compass Pointe Ct, Angleton TX 77515

Interior

• Kitchen: Standard plan kitchen (appliances not listed)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area (plan-style layout)
• Laundry & utility: Laundry/utility space (details not specified)

Listing history 50 events

1. 2026-11-08
   days on market $255,990 Active 143 DOM
2. 2026-11-07
   days on market $255,990 Active 142 DOM
3. 2026-11-06
   days on market $255,990 Active 141 DOM
4. 2026-11-05
   days on market $255,990 Active 140 DOM
5. 2026-11-04
   days on market $255,990 Active 139 DOM
6. 2026-11-02
   days on market $255,990 Active 137 DOM
7. 2026-11-01
   days on market $255,990 Active 136 DOM
8. 2026-10-31
   days on market $255,990 Active 135 DOM
9. 2026-10-30
   days on market $255,990 Active 134 DOM
10. 2026-10-29
    days on market $255,990 Active 133 DOM
11. 2026-10-28
    days on market $255,990 Active 132 DOM
12. 2026-10-27
    days on market $255,990 Active 131 DOM
13. 2026-10-26
    days on market $255,990 Active 130 DOM
14. 2026-10-26
    days on market $255,990 Active 129 DOM
15. 2026-10-24
    days on market $255,990 Active 128 DOM
16. 2026-10-23
    days on market $255,990 Active 127 DOM
17. 2026-10-22
    days on market $255,990 Active 126 DOM
18. 2026-10-21
    days on market $255,990 Active 125 DOM
19. 2026-10-20
    days on market $255,990 Active 124 DOM
20. 2026-10-19
    days on market $255,990 Active 123 DOM
21. 2026-10-18
    days on market $255,990 Active 122 DOM
22. 2026-10-17
    days on market $255,990 Active 121 DOM
23. 2026-10-16
    days on market $255,990 Active 120 DOM
24. 2026-10-15
    days on market $255,990 Active 119 DOM
25. 2026-10-14
    days on market $255,990 Active 118 DOM
26. 2026-10-13
    days on market $255,990 Active 117 DOM
27. 2026-10-12
    days on market $255,990 Active 116 DOM
28. 2026-10-11
    days on market $255,990 Active 115 DOM
29. 2026-10-10
    days on market $255,990 Active 114 DOM
30. 2026-10-09
    days on market $255,990 Active 113 DOM
31. 2026-10-08
    days on market $255,990 Active 112 DOM
32. 2026-10-07
    days on market $255,990 Active 111 DOM
33. 2026-10-06
    days on market $255,990 Active 110 DOM
34. 2026-10-05
    days on market $255,990 Active 109 DOM
35. 2026-10-04
    days on market $255,990 Active 108 DOM
36. 2026-10-04
    days on market $255,990 Active 107 DOM
37. 2026-10-02
    days on market $255,990 Active 106 DOM
38. 2026-10-01
    days on market $255,990 Active 105 DOM
39. 2026-09-30
    days on market $255,990 Active 104 DOM
40. 2026-09-29
    days on market $255,990 Active 103 DOM
41. 2026-09-28
    days on market $255,990 Active 102 DOM
42. 2026-09-27
    days on market $255,990 Active 101 DOM
43. 2026-09-26
    days on market $255,990 Active 100 DOM
44. 2026-09-25
    days on market $255,990 Active 99 DOM
45. 2026-09-24
    days on market $255,990 Active 98 DOM
46. 2026-09-23
    days on market $255,990 Active 97 DOM
47. 2026-09-22
    days on market $255,990 Active 96 DOM
48. 2026-09-21
    days on market $255,990 Active 95 DOM
49. 2026-09-20
    days on market $255,990 Active 94 DOM
50. 2026-09-19
    days on market $255,990 Active 93 DOM

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥111°F today · 21 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: $26,098
• − Mortgage interest: −$15,468
• − Property taxes: −$4,142
• − Insurance: −$2,178
• − Repairs & maintenance: −$2,088
• − Management: −$2,088
• − Depreciation: −$8,033
• Taxable loss: −$7,899
• Est. tax savings @ 24.0%: +$1,896
• After-tax cash flow: $-1,184/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 · 13 photos

Excellent 95/100 None rehab

This modern single-level home is in excellent condition with a well-maintained exterior and interior. It has a good layout and is move-in ready.

Value-add opportunities

• Both Landscaping and curb appeal — Enhances the home's curb appeal and can attract more buyers ↑
• Both Painting the exterior — Fresh paint can make the home look more appealing and increase its value ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers ↑
• Both Adding smart home features — Smart home features can increase the home's value and attract more buyers ↑

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Rancho Isabella El F TX #1,155/4,322 Nat'l #16,061/41,679 Middle Angleton J H School F TX #911/1,662 Nat'l #7,937/14,009 High Angleton H S F TX #1,011/1,632 Nat'l #10,191/17,239

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

B Composite livability gradescore 74/100

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

• County: Brazoria County · 420,414 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: 6% of renters

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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%

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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%
• Languages at home: 78% English-only · Spanish 20% Other Asian/Pacific 1%

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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

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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

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price: 263990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: New construction plan: Cupertino IISingle-family plan
• Construction: New construction (Plan)Built as Cupertino II plan (year not specified)
• Exterior features: Living area of 1635 (plan)Located at 3622 Compass Pointe Ct, Angleton TX 77515

Interior

• Kitchen: Standard plan kitchen (appliances not listed)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area (plan-style layout)
• Laundry & utility: Laundry/utility space (details not specified)