111 Finch Ln · Angleton, TX 77515

$165,000

3 bd · 2.0 ba · 1,638 sqft · SingleFamily public records · 27 Days on market

Built 1975 8,712 sqft lot Est $283k · 42% under

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Why this score? — see what drove the B 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.5/10.0
• 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

Angleton brick home on slab. Three bedrooms and two bathrooms. About 1,638 sqft under roof, and about a . 20 acre, cul-de-sac lot. Close to schools and convenient to everything. A superb investment opportunity, as-is. With a little tlc, this house will become a home again. Will it be yours? Please contact us today for more information.

Key facts

• 8,712 sq ft lot
• Built 1975
• Listed 27 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• Climate carrying-cost: major flood risk; 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 $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — 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: 1.25% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.00%
• DSCR: 1.53
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $283,374
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Oriole Ln	0.09mi	3/1.0	1,536 (-6%)	1mo	$129,900	$85	81
2935 Summer Breeze Way	0.22mi	4/2.0 (+1)	1,670 (+2%)	2mo	$275,990	$165	80
1506 Gentle Wind Ct	0.30mi	4/2.0 (+1)	1,670 (+2%)	1mo	$275,990	$165	77
2927 Summer Breeze Way	0.22mi	3/2.0	1,464 (-11%)	3mo	$257,990	$176	70
1535 Gentle Wind Ct	0.27mi	3/2.0	1,474 (-10%)	2mo	$259,990	$176	69
3139 Savannah Rose Dr	0.34mi	3/2.0	1,474 (-10%)	1mo	$204,040	$138	67
3503 Atlas Point Ln	0.61mi	3/2.0	1,792 (+9%)	2mo	$312,990	$175	54
2142 Mosaic Valley Ct	0.70mi	3/2.0	1,792 (+9%)	2mo	$312,990	$175	50
2131 Mosaic Valley Ct	0.72mi	3/2.0	1,792 (+9%)	2mo	$311,990	$174	50
3610 Atlas Point Ln	0.75mi	4/2.0 (+1)	1,776 (+8%)	1mo	$291,990	$164	45
3606 Atlas Point Ln	0.74mi	3/2.0	1,876 (+14%)	1mo	$296,990	$158	41
2135 Mosaic Valley Ct	0.72mi	3/2.0	1,880 (+15%)	2mo	$325,990	$173	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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,740
• Equity at exit: $24,602

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $40,469
• Equity at exit: $14,266

Cash invested: $46,200 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,058 high
• Mortgage (P&I): −$865
• Tax from tax record: −$230 /mo · $2,757/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $462

Break-even live

Break-even rent $1,473

Max offer price $165,000

Occupancy floor 73%

Sensitivity live

Price	-10% $556	-5% $509	+0% $462	+5% $415	+10% $369
Rent	-10% $300	-5% $381	+0% $462	+5% $543	+10% $625
Rate	-1.0pp $545	-0.5pp $504	base $462	+0.5pp $419	+1.0pp $376

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
513 Robin St Angleton, TX	4.0	2.0	1900	$2,495	$1.31	22d	1	0.59mi
3606 Atlas Point Ln Angleton, TX	3.0	2.0	1876	$2,250	$1.20	2d	1	0.72mi
3 Dallas Ct #1 Angleton, TX	3.0	3.0	1550	$1,450	$0.94	44d	1	0.90mi
1405 Northview Dr Angleton, TX	3.0	2.0	1172	$2,225	$1.90	3d	1	0.92mi
128 Dallas St Angleton, TX	3.0	2.0	1390	$1,900	$1.37	44d	1	0.96mi
152 Bastrop St Angleton, TX	3.0	2.0	1639	$1,745	$1.06	44d	1	1.07mi

Listing history 7 events

1. 2024-09-16
   soldstatus Sold 337-char remark

   Show marketing remark (337 chars)

   Angleton brick home on slab. Three bedrooms and two bathrooms. About 1,638 sqft under roof, and about a . 20 acre, cul-de-sac lot. Close to schools and convenient to everything. A superb investment opportunity, as-is. With a little tlc, this house will become a home again. Will it be yours? Please contact us today for more information.

2. 2024-09-10
   soldstatus
3. 2024-08-30
   status Pending
4. 2024-08-16
   status Pending 337-char remark

   Show marketing remark (337 chars)

   Angleton brick home on slab. Three bedrooms and two bathrooms. About 1,638 sqft under roof, and about a . 20 acre, cul-de-sac lot. Close to schools and convenient to everything. A superb investment opportunity, as-is. With a little tlc, this house will become a home again. Will it be yours? Please contact us today for more information.

5. 2024-08-09
   listed $165,000 Active 337-char remark

   Show marketing remark (337 chars)

   Angleton brick home on slab. Three bedrooms and two bathrooms. About 1,638 sqft under roof, and about a . 20 acre, cul-de-sac lot. Close to schools and convenient to everything. A superb investment opportunity, as-is. With a little tlc, this house will become a home again. Will it be yours? Please contact us today for more information.

6. 2024-08-03
   listed $165,000 Active
7. 2000-01-31
   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: $2,757 · $230/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$262/yr (+$22/mo · 9.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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: $24,697
• − Mortgage interest: −$9,243
• − Property taxes: −$2,757
• − Insurance: −$825
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − Depreciation: −$4,800
• Taxable income: $3,121
• Est. tax owed @ 24.0%: −$749
• After-tax cash flow: $4,796/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

+0.0% since first listed

7 events — show timeline

• 2024-09-16 Sold (MLS) — HARMLS
• 2024-09-10 Sold (Public Records) — Public Records
• 2024-08-30 Pending — BCBR
• 2024-08-16 Pending — HARMLS
• 2024-08-09 Listed $165,000 HARMLS
• 2024-08-03 Listed $165,000 BCBR
• 2000-01-31 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,757 · +8.4% YoY. Source: county tax records.