1310 Northbrook Dr · Angleton, TX 77515

$194,000

3 bd · 2.0 ba · 1,281 sqft · SingleFamily public records · 29 Days on market

Built 1977 9,600 sqft lot $151/sqft · 13% below area Est $223k · 13% 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).

• Cash flow +14.0/30.0
• ARV discount +13.4/15.0
• 1% rule +4.4/10.0
• DSCR +4.3/10.0
• 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

Handyman Specials. New exterior paint. This is an amazing deal in the heart of City of Angleton.

Key facts

• Large backyard
• Oversized lot
• 9,600 sq ft lot

Tags

• LARGE BACKYARD
• DETACHED TWO-CAR GARAGE
• OVERSIZED LOT
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry (all bedrooms listed on first floor)
• Construction: Brick construction; Built in 1977; Slab foundation; Shingle and wood roof
• Exterior features: Lot described as 'Other'

Interior

• Bedrooms: Primary bedroom on the first floor (approx. 14 x 12); Bedroom on the first floor (approx. 12 x 12); Bedroom on the first floor (approx. 12 x 12)
• Bathrooms: 2 full bathrooms
• 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/2.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $26 ($316/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 $182k (6.4% below list).
• Recommended offer: $182k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Northside El (math 47% / reading 52%, grade D, #865 of 4,322 statewide, top 21%, 497 students, 67% 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: 932 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $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 29 days — a 2% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $181,675 (6.4% below list)

Questions for the listing agent

1. Built in 1977 — 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. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 8.9

CMA / ARV

• ARV (median comp): $223,365
• List price: $194,000
• Delta: -13.15%
• 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
1226 Valley Dr	0.15mi	3/2.0	1,281 (0%)	2mo	$149,900	$117	91
224 Amy St	0.26mi	3/2.0	1,302 (+2%)	3mo	$255,990	$197	82
1405 Northview Dr	0.12mi	3/2.0	1,172 (-8%)	3mo	$125,400	$107	78
213 Bastrop St	0.51mi	3/2.0	1,281 (0%)	1mo	$189,000	$148	76
205 Bastrop St	0.49mi	3/2.0	1,281 (0%)	2mo	$185,000	$144	75
11 Robin Ct	0.14mi	3/2.0	1,409 (+10%)	5mo	$255,630	$181	73
229 Austin St	0.58mi	3/2.0	1,250 (-2%)	2mo	$195,000	$156	67
142 Kelly St	0.42mi	3/2.0	1,388 (+8%)	2mo	$224,900	$162	65
1305 Sagebrush St	0.63mi	3/2.0	1,322 (+3%)	2mo	$209,000	$158	64
249 Austin St	0.63mi	3/2.0	1,250 (-2%)	4mo	$150,000	$120	64
1321 Sagebrush St	0.61mi	2/2.0 (-1)	1,362 (+6%)	3mo	$129,000	$95	54
1021 Wimberly St	0.54mi	4/1.0 (+1)	1,172 (-8%)	4mo	$179,000	$153	48

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-29,691
• Equity at exit: $28,926

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-23,414
• Equity at exit: $16,774

Cash invested: $54,320 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,817 high
• Mortgage (P&I): −$1,017
• Tax from tax record: −$311 /mo · $3,729/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $26

Break-even live

Break-even rent $1,783

Max offer price $194,000

Occupancy floor 94%

Sensitivity live

Price	-10% $136	-5% $81	+0% $26	+5% $-29	+10% $-84
Rent	-10% $-117	-5% $-45	+0% $26	+5% $98	+10% $170
Rate	-1.0pp $124	-0.5pp $76	base $26	+0.5pp $-24	+1.0pp $-75

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 Northview Dr Angleton, TX	3.0	2.0	1172	$2,225	$1.90	4d	1	0.13mi
1300 Buchta Rd Angleton, TX	1.0–3.0	1.0–2.0	773	$1,113	$1.44	0d	13	0.29mi
1300 Buchta Rd Angleton, TX	1.0–3.0	1.0–2.0	773	$1,085	$1.40	26d	8	0.29mi
128 Dallas St Angleton, TX	3.0	2.0	1390	$1,900	$1.37	45d	1	0.31mi
3 Dallas Ct #1 Angleton, TX	3.0	3.0	1550	$1,450	$0.94	45d	1	0.36mi
152 Bastrop St Angleton, TX	3.0	2.0	1639	$1,745	$1.06	45d	1	0.46mi
1400 E Henderson Rd Angleton, TX	1.0–2.0	1.0–2.0	752	$999	$1.33	0d	1	0.65mi
301 Cannan Dr Angleton, TX	1.0–2.0	1.0–2.0	801	$1,192	$1.49	0d	10	1.07mi
307 Cannan Dr Angleton, TX	2.0	2.0	936	$1,100	$1.18	45d	1	1.17mi

Listing history 24 events

1. 2026-06-07
   days on market $194,000 Pending 29 DOM
2. 2026-06-04
   days on market $194,000 Pending 28 DOM
3. 2026-06-03
   days on market $194,000 Pending 27 DOM
4. 2026-06-02
   days on market $194,000 Pending 26 DOM
5. 2026-06-01
   days on market $194,000 Pending 25 DOM
6. 2026-05-31
   days on market $194,000 Pending 24 DOM
7. 2026-05-07
   listed $194,000 Active 790-char remark
8. 2024-11-20
   historical
9. 2024-11-14
   price $180,000
10. 2024-11-14
    status Active
11. 2024-11-08
    status Option Pending
12. 2024-10-31
    price $199,000
13. 2024-10-17
    status Active
14. 2024-08-27
    status Pending
15. 2024-08-21
    status Option Pending
16. 2024-08-07
    price $205,000
17. 2024-07-22
    price $210,000
18. 2024-07-15
    price $225,000
19. 2024-06-22
    listed $230,000 Active
20. 2023-05-01
    soldstatus
21. 2023-04-28
    soldstatus Sold

    Show marketing remark (96 chars)

    Handyman Specials. New exterior paint. This is an amazing deal in the heart of City of Angleton.

22. 2023-04-07
    listed $124,900 Active

    Show marketing remark (96 chars)

    Handyman Specials. New exterior paint. This is an amazing deal in the heart of City of Angleton.

23. 2021-10-06
    soldstatus
24. 2004-01-23
    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: $3,729 · $311/mo
• Projected year-2 tax: $3,729 · $311/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 5/10 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: $21,801
• − Mortgage interest: −$10,867
• − Property taxes: −$3,729
• − Insurance: −$970
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$5,644
• Taxable loss: −$2,896
• Est. tax savings @ 24.0%: +$695
• After-tax cash flow: $1,011/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

+55.3% since first listed

20 events — show timeline

• 2026-06-06 Pending — HARMLS
• 2026-05-29 Pending — HARMLS
• 2026-05-07 Listed $194,000 HARMLS
• 2024-11-20 Listing Removed — HARMLS
• 2024-11-14 Price Changed $180,000 HARMLS
• 2024-11-14 Relisted — HARMLS
• 2024-11-08 Pending — HARMLS
• 2024-10-31 Price Changed $199,000 HARMLS
• 2024-10-17 Relisted — HARMLS
• 2024-08-27 Pending — HARMLS
• 2024-08-21 Pending — HARMLS
• 2024-08-07 Price Changed $205,000 HARMLS
• 2024-07-22 Price Changed $210,000 HARMLS
• 2024-07-15 Price Changed $225,000 HARMLS
• 2024-06-22 Listed $230,000 HARMLS
• 2023-05-01 Sold (Public Records) — Public Records
• 2023-04-28 Sold (MLS) — HARMLS
• 2023-04-07 Listed $124,900 HARMLS
• 2021-10-06 Sold (Public Records) — Public Records
• 2004-01-23 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $3,729 · -1.6% YoY. Source: county tax records.