Harris Plan · Angleton, TX 77515

$273,990

4 bd · 2.5 ba · 1,831 sqft · SingleFamily · 362 Days on market

Excellent condition

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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 +9.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• 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 MLS

It is our pleasure to introduce you to the Harris located in the Riverwood Ranch community! This single-story house spans 1,831 square feet and will be a lovely home for you and your family! It includes four bedrooms, two and a half bathrooms, a game room, and a two-car garage. As you enter this beautiful home, you will notice two secondary bedrooms with access to a secondary bathroom. Each of the secondary bedrooms are finished with carpet flooring, a bright window illuminating the room with natural light, and a tall closet. In between the two bedrooms is the secondary bathroom, which has vinyl flooring and a tub/shower combo. Continuing through the foyer, you will find the powder room, utility room, and third secondary bedroom. The powder room and utility room both have vinyl flooring, and the utility room has space for a washer and dryer. The secondary bedroom has carpet flooring, a tall closet, and a bright window that opens to the side of the home. The family room, dining room, and L-shaped kitchen at the end of the foyer. This is an open-concept living and dining space, making this house perfect for hosting family and friends. The kitchen is equipped with stainless steel appliances, vinyl floors, and a tall pantry. The family room has two windows that open to the back of the home, brightening the home with the sun's rays. The primary bedroom can be accessed through the family room.

Key facts

• Game room
• Tall pantry
• Open-concept living

Tags

• RIVERWOOD RANCH COMMUNITY
• GAME ROOM
• OPEN-CONCEPT LIVING
• STAINLESS STEEL APPLIANCES
• TALL PANTRY

🏗️ New construction. The $273,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $275,223.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $274k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (20.6% below list).
• Recommended offer: $218k (20.6% 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: 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: 1262 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 362 days — a 12% lower offer ($241k) is reasonable based on typical stale-listing flexibility.

Recommended offer $217,528 (20.6% 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 362 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 5.49%
• Cash-on-cash: -2.86%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

• ARV (median comp): $275,223
• List price: $273,990
• Delta: -0.45%
• 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
325 Bennett St	0.26mi	4/2.5	1,785 (-2%)	2mo	$248,900	$139	82
513 Robin St	0.13mi	4/2.0	1,900 (+4%)	5mo	$309,990	$163	82
423 Robin St	0.21mi	4/2.0	1,900 (+4%)	5mo	$311,990	$164	78
9 Colony Sq	0.31mi	4/2.0	1,941 (+6%)	3mo	$344,900	$178	71
200 Bennett St	0.33mi	4/2.5	1,968 (+8%)	2mo	$231,000	$117	70
425 Robin St	0.20mi	4/2.0	2,060 (+12%)	5mo	$332,990	$162	64
9 Riverwood Circle Ct	0.37mi	4/2.0	1,583 (-14%)	2mo	$269,900	$170	57
2935 Summer Breeze Way	0.69mi	4/2.0	1,670 (-9%)	5mo	$275,990	$165	47
1506 Gentle Wind Ct	0.71mi	4/2.0	1,670 (-9%)	4mo	$275,990	$165	47
2931 Summer Breeze Way	0.68mi	4/2.5	2,066 (+13%)	5mo	$292,990	$142	43
2943 Summer Breeze Way	0.70mi	4/2.5	2,066 (+13%)	5mo	$292,990	$142	42
37 N Erik Dr	0.65mi	3/2.0 (-1)	2,050 (+12%)	4mo	$324,900	$158	39

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: -21.0%
• Equity multiple: 0.27×
• Total profit: $-56,255
• Equity at exit: $41,037

10-year hold

• IRR: -14.5%
• Equity multiple: 0.17×
• Total profit: $-63,904
• Equity at exit: $23,796

Cash invested: $77,063 (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: 78 active · 51 under contract
• Months of supply: 9.6 mo (10%/mo absorbed)
• Median asking: $279,450 ($151/sqft)
• Median days on market: 122 d
• This list price: 49% of active listings are priced below it
• ARV vs active asking: -0.8% vs 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: 1262
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,175 high
• Mortgage (P&I): −$1,443
• Tax est. 1.5%: −$344 /mo · $4,128/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-184

Break-even live

Break-even rent $2,408

Max offer price $248,665

Occupancy floor —

Sensitivity live

Price	-10% $7	-5% $-88	+0% $-184	+5% $-279	+10% $-374
Rent	-10% $-355	-5% $-269	+0% $-184	+5% $-98	+10% $-12
Rate	-1.0pp $-45	-0.5pp $-114	base $-184	+0.5pp $-255	+1.0pp $-327

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: $68,806
• Closing costs: $8,257
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
513 Robin St Angleton, TX	4.0	2.0	1900	$2,495	$1.31	118d	1	0.09mi
1316 Hospital Dr Angleton, TX	3.0	2.0	1650	$1,769	$1.07	11d	1	0.15mi
1 Riverwood Circle Ct Angleton, TX	4.0	2.0	1847	$1,995	$1.08	33d	1	0.39mi
128 Dallas St Angleton, TX	3.0	2.0	1390	$1,900	$1.37	139d	1	0.40mi
3 Dallas Ct #1 Angleton, TX	3.0	3.0	1550	$1,450	$0.94	139d	1	0.41mi
3167 Savannah Rose Dr Angleton, TX	4.0	2.5	1834	$1,950	$1.06	6d	1	0.81mi
4 Stadium Dr Angleton, TX	1.0–3.0	1.0–2.0	1065	$1,810	$1.70	0d	12	1.05mi
8 Piney Way Angleton, TX	3.0	2.0	1402	$2,055	$1.47	32d	1	1.24mi
2126 Mosaic Valley Ct Angleton, TX	4.0	2.0	1984	$2,300	$1.16	82d	1	1.32mi
3602 Atlas Point Ln Angleton, TX	4.0	3.0	1959	$2,500	$1.28	71d	1	1.37mi
3606 Atlas Point Ln Angleton, TX	3.0	2.0	1876	$2,175	$1.16	69d	1	1.38mi
3606 Atlas Point Ln Angleton, TX	3.0	2.0	1876	$2,175	$1.16	61d	1	1.38mi

Listing history 22 events

1. 2026-06-30
   days on market $273,990 Active 362 DOM
2. 2026-06-29
   days on market $273,990 Active 361 DOM
3. 2026-06-28
   days on market $273,990 Active 360 DOM
4. 2026-06-27
   days on market $273,990 Active 359 DOM
5. 2026-06-26
   days on market $273,990 Active 358 DOM
6. 2026-06-24
   days on market $273,990 Active 356 DOM
7. 2026-06-22
   days on market $273,990 Active 354 DOM
8. 2026-06-21
   days on market $273,990 Active 353 DOM
9. 2026-06-18
   days on market $273,990 Active 350 DOM
10. 2026-06-17
    days on market $273,990 Active 349 DOM
11. 2026-06-16
    days on market $273,990 Active 348 DOM
12. 2026-06-15
    days on market $273,990 Active 347 DOM
13. 2026-06-13
    days on market $273,990 Active 345 DOM
14. 2026-06-09
    days on market $273,990 Active 341 DOM
15. 2026-06-08
    days on market $273,990 Active 340 DOM
16. 2026-06-07
    days on market $273,990 Active 339 DOM
17. 2026-06-04
    days on market $273,990 Active 336 DOM
18. 2026-06-03
    days on market $273,990 Active 335 DOM
19. 2026-06-02
    days on market $273,990 Active 334 DOM
20. 2026-06-01
    days on market $273,990 Active 333 DOM
21. 2026-05-31
    days on market $273,990 Active 332 DOM
22. 2025-07-03
    listed $273,990 Active 1482-char remark

    Show marketing remark (1482 chars)

    It is our pleasure to introduce you to the Harris located in the Riverwood Ranch community! This single-story house spans 1,831 square feet and will be a lovely home for you and your family! It includes four bedrooms, two and a half bathrooms, a game room, and a two-car garage. As you enter this beautiful home, you will notice two secondary bedrooms with access to a secondary bathroom. Each of the secondary bedrooms are finished with carpet flooring, a bright window illuminating the room with natural light, and a tall closet. In between the two bedrooms is the secondary bathroom, which has vinyl flooring and a tub/shower combo. Continuing through the foyer, you will find the powder room, utility room, and third secondary bedroom. The powder room and utility room both have vinyl flooring, and the utility room has space for a washer and dryer. The secondary bedroom has carpet flooring, a tall closet, and a bright window that opens to the side of the home. The family room, dining room, and L-shaped kitchen at the end of the foyer. This is an open-concept living and dining space, making this house perfect for hosting family and friends. The kitchen is equipped with stainless steel appliances, vinyl floors, and a tall pantry. The family room has two windows that open to the back of the home, brightening the home with the sun's rays. The primary bedroom can be accessed through the family room. This bedroom has carpet flooring, two bright windows that open to the b

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,103
• − Mortgage interest: −$15,417
• − Property taxes: −$4,128
• − Insurance: −$1,376
• − Repairs & maintenance: −$2,088
• − Management: −$2,088
• − Depreciation: −$8,006
• Taxable loss: −$7,001
• Est. tax savings @ 24.0%: +$1,680
• After-tax cash flow: $-522/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 single-story home in the Riverwood Ranch community is in excellent condition with modern finishes and a well-maintained exterior. It offers a great opportunity for both resale and rental value with minor updates that can significantly enhance its appeal.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can improve convenience and appeal to potential buyers/renters. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and increase the home's value. ↑
• Resale Upgrading the bathrooms with modern fixtures — Modern bathrooms can attract more buyers and increase the home's value. ↑
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract renters who value energy efficiency. ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Central El C- TX #742/4,322 Nat'l #11,263/41,679 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

• Census place: Angleton, TX
• 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%
• 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%

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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

Price history

1 event — show timeline

• 2025-07-03 Listed $273,990 Zillow