1008 Meadowlane St · Angleton, TX 77515

$159,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 109 Days on market

Built 1952 8,049 sqft lot $151/sqft · 15% below area Est $186k · 15% under ↓ 4% since listing

---

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 +20.7/30.0
• ARV discount +14.1/15.0
• DSCR +6.6/10.0
• 1% rule +5.2/10.0
• 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

HOME SWEET HOME IN THE HEART OF ANGLETON! THIS HOME FEATURES 3 BEDROOMS AND 1 FULL BATH AND IT HAS BEEN FRESHLY PAINTED OUTSIDE AND INSIDE. IT HAS NEW CARPET, 2 DRIVEWAYS WITH A GARAGE AND A CARPORT. ALSO, THERE IS A 19X12 STORAGE BUILDING WITH LOTS OF SHELVING AND THE BACKYARD IS FENCED IN. CHECK IT OUT!

Key facts

• New carpet
• Freshly painted
• Backyard is fenced

Tags

• FRESHLY PAINTED
• NEW CARPET
• LARGE STORAGE BUILDING
• BACKYARD IS FENCED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $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.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 8.2

CMA / ARV

• ARV (median comp): $186,161
• List price: $159,000
• Delta: -14.59%
• 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
1001 Ridgecrest St	0.16mi	3/1.0	1,041 (-1%)	7mo	$99,900	$96	84
913 Meadowlane St	0.07mi	3/1.0	1,097 (+4%)	9mo	$154,000	$140	83
1101 Wimberly St	0.07mi	3/1.0	961 (-9%)	6mo	$166,900	$174	77
1113 Chevy Chase Dr	0.45mi	3/1.0	1,082 (+2%)	4mo	$169,000	$156	72
1021 Wimberly St	0.05mi	4/1.0 (+1)	1,172 (+11%)	4mo	$179,000	$153	71
731 Kyle St	0.46mi	2/1.0 (-1)	1,078 (+2%)	7mo	$149,900	$139	65
745 Kyle St	0.44mi	3/1.0	963 (-9%)	2mo	$99,000	$103	63
1014 N Arcola St	0.74mi	3/1.0	1,072 (+2%)	2mo	$105,000	$98	61
1405 Northview Dr	0.45mi	3/2.0	1,172 (+11%)	3mo	$125,400	$107	55
716 E Miller St	0.72mi	3/1.0	1,114 (+6%)	6mo	$187,500	$168	52
1225 San Felipe St	0.53mi	2/1.0 (-1)	968 (-8%)	8mo	$157,000	$162	50
808 Akers St	0.66mi	2/1.0 (-1)	908 (-14%)	4mo	$150,000	$165	38

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-11,995
• Equity at exit: $23,707

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $7,298
• Equity at exit: $13,747

Cash invested: $44,520 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,623 high
• Mortgage (P&I): −$834
• Tax from tax record: −$166 /mo · $1,992/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $216

Break-even live

Break-even rent $1,349

Max offer price $159,000

Occupancy floor 82%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 Northview Dr Angleton, TX	3.0	2.0	1172	$2,225	$1.90	3d	1	0.44mi
301 Cannan Dr Angleton, TX	1.0–2.0	1.0–2.0	801	$1,192	$1.49	1d	10	0.54mi
307 Cannan Dr Angleton, TX	2.0	2.0	936	$1,100	$1.18	44d	1	0.62mi
128 Dallas St Angleton, TX	3.0	2.0	1390	$1,900	$1.37	44d	1	0.74mi
1300 Buchta Rd Angleton, TX	1.0–3.0	1.0–2.0	773	$1,085	$1.40	24d	8	0.78mi
1300 Buchta Rd Angleton, TX	1.0–3.0	1.0–2.0	773	$1,113	$1.44	1d	12	0.78mi
1400 E Henderson Rd Angleton, TX	1.0–2.0	1.0–2.0	752	$999	$1.33	1d	1	0.84mi
409 N Parrish St Angleton, TX	2.0	1.0	1000	$875	$0.88	3d	1	1.42mi

Listing history 16 events

1. 2026-06-18
   days on market $159,000 Pending 109 DOM
2. 2026-06-17
   days on market $159,000 Pending 108 DOM
3. 2026-06-16
   days on market $159,000 Pending 107 DOM
4. 2026-06-15
   days on market $159,000 Pending 106 DOM
5. 2026-06-13
   statusdays on market $159,000 Pending 104 DOM
6. 2026-06-09
   days on market $159,000 Active Under Contract 100 DOM
7. 2026-06-08
   statusdays on market $159,000 Active Under Contract 99 DOM
8. 2026-06-07
   days on market $159,000 Active 98 DOM
9. 2026-06-04
   days on market $159,000 Active 95 DOM
10. 2026-06-03
    days on market $159,000 Active 94 DOM
11. 2026-06-02
    days on market $159,000 Active 93 DOM
12. 2026-06-01
    days on market $159,000 Active 92 DOM
13. 2026-05-31
    days on market $159,000 Active 91 DOM
14. 2026-05-02
    price $159,000 306-char remark

    Show marketing remark (306 chars)

    HOME SWEET HOME IN THE HEART OF ANGLETON! THIS HOME FEATURES 3 BEDROOMS AND 1 FULL BATH AND IT HAS BEEN FRESHLY PAINTED OUTSIDE AND INSIDE. IT HAS NEW CARPET, 2 DRIVEWAYS WITH A GARAGE AND A CARPORT. ALSO, THERE IS A 19X12 STORAGE BUILDING WITH LOTS OF SHELVING AND THE BACKYARD IS FENCED IN. CHECK IT OUT!

15. 2026-03-01
    listed $164,900 Active 306-char remark

    Show marketing remark (306 chars)

    HOME SWEET HOME IN THE HEART OF ANGLETON! THIS HOME FEATURES 3 BEDROOMS AND 1 FULL BATH AND IT HAS BEEN FRESHLY PAINTED OUTSIDE AND INSIDE. IT HAS NEW CARPET, 2 DRIVEWAYS WITH A GARAGE AND A CARPORT. ALSO, THERE IS A 19X12 STORAGE BUILDING WITH LOTS OF SHELVING AND THE BACKYARD IS FENCED IN. CHECK IT OUT!

16. 2015-05-05
    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: $1,992 · $166/mo
• Projected year-2 tax: $2,910 · $242/mo
• Expected delta: +$918/yr (+$77/mo · 46.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $19,476
• − Mortgage interest: −$8,906
• − Property taxes: −$1,992
• − Insurance: −$795
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$4,625
• Taxable income: $41
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $2,584/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

-3.6% since first listed

3 events — show timeline

• 2026-05-02 Price Changed $159,000 HARMLS
• 2026-03-01 Listed $164,900 HARMLS
• 2015-05-05 Sold (Public Records) — Public Records

Property tax history

-1.2%/yr

Latest (2025): $1,992 · -3.5% YoY. Source: county tax records.