2123 Mosaic Valley Ct · Angleton, TX 77515

$249,990

4 bd · 2.0 ba · 1,924 sqft · SingleFamily · 41 Days on market

Built 2026 Good condition $69/mo HOA · 3% of rent ↓ 17% since listing

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Why this score? — see what drove the F 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 +8.1/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new four-bedroom home offers convenient single-story living. A bedroom is secluded near the front of the home, leading to an inviting and spacious open-concept layout shared between the kitchen, dining room and family room. Three additional bedrooms are tucked away to the side for improved comfort and privacy, including the lavish owner's suite at the back of the home with a full bathroom and walk-in closet.

Key facts

• Lavish owner's suite
• Single-story living
• Walk-in closet

Tags

• SINGLE-STORY LIVING
• OPEN-CONCEPT LAYOUT
• LAVISH OWNER'S SUITE
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Community managed by Preferred Management Services; Annual association fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Slab foundation
• Construction: Built in 2026; Brick and cement siding construction; Composition roof
• Exterior features: Back yard fence; Subdivision lot setting

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas range
• Bedrooms: Primary bedroom on first floor; Additional bedrooms on first floor (three bedrooms noted)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Breakfast bar; Kitchen open to family room; Separate shower; Tub with shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $249,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $304,990.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-370 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (5.1% below list).
• Recommended offer: $237k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.0% 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: 932 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).
• This rent runs 32% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 41 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $53k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,152 (5.1% 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 41 days. Have you received any prior offers? Is the seller open to a 5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.78% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.26%
• DSCR: 0.81
• GRM: 10.7

CMA / ARV

• ARV (median comp): $304,990
• List price: $249,990
• Delta: -18.03%
• 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
3607 Atlas Point Ln	0.09mi	4/2.0	1,924 (0%)	2mo	$301,990	$157	94
2126 Mosaic Valley Ct	0.04mi	4/2.5	1,984 (+3%)	1mo	$303,990	$153	90
2135 Mosaic Valley Ct	0.03mi	3/2.0 (-1)	1,880 (-2%)	2mo	$325,990	$173	88
3606 Atlas Point Ln	0.06mi	3/2.0 (-1)	1,876 (-2%)	1mo	$296,990	$158	87
3603 Atlas Point Ct	0.09mi	4/2.5	2,015 (+5%)	0mo	$305,990	$152	86
3610 Atlas Point Ln	0.07mi	4/2.0	1,776 (-8%)	1mo	$291,990	$164	83
3622 Atlas Point Ln	0.09mi	4/2.0	1,776 (-8%)	1mo	$289,991	$163	82
3552 Atlas Point Ln	0.05mi	4/2.5	2,073 (+8%)	1mo	$279,990	$135	82
2131 Mosaic Valley Ct	0.02mi	3/2.0 (-1)	1,792 (-7%)	2mo	$311,990	$174	81
1902 Stargazer Ln	0.24mi	3/2.0 (-1)	1,970 (+2%)	2mo	$328,990	$167	78
3503 Atlas Point Ln	0.10mi	3/2.0 (-1)	1,792 (-7%)	2mo	$312,990	$175	78
2943 Summer Breeze Way	0.75mi	4/2.5	2,066 (+7%)	2mo	$292,990	$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: -25.1%
• Equity multiple: 0.15×
• Total profit: $-72,847
• Equity at exit: $45,475

10-year hold

• IRR: -20.9%
• Equity multiple: -0.09×
• Total profit: $-93,268
• Equity at exit: $26,370

Cash invested: $85,397 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,372 medium
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$69
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-370

Break-even live

Break-even rent $2,839

Max offer price $251,497

Occupancy floor —

Sensitivity live

Price	-10% $-159	-5% $-264	+0% $-370	+5% $-475	+10% $-580
Rent	-10% $-557	-5% $-463	+0% $-370	+5% $-276	+10% $-182
Rate	-1.0pp $-216	-0.5pp $-292	base $-370	+0.5pp $-449	+1.0pp $-529

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: $76,248
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3606 Atlas Point Ln Angleton, TX	3.0	2.0	1876	$2,250	$1.20	0d	1	0.06mi
513 Robin St Angleton, TX	4.0	2.0	1900	$2,495	$1.31	23d	1	1.27mi

HOA detail

• Monthly dues: $69 · $828/yr

Listing history 19 events

1. 2026-06-21
   days on market $249,990 Active 41 DOM
2. 2026-06-18
   days on market $249,990 Active 38 DOM
3. 2026-06-17
   days on market $249,990 Active 37 DOM
4. 2026-06-16
   days on market $249,990 Active 36 DOM
5. 2026-06-15
   remarks 635-char remark
6. 2026-06-15
   days on market $249,990 Active 35 DOM
7. 2026-06-13
   pricedays on market $249,990 Active 33 DOM
8. 2026-06-09
   days on market $302,990 Active 29 DOM
9. 2026-06-08
   days on market $302,990 Active 28 DOM
10. 2026-06-07
    days on market $302,990 Active 27 DOM
11. 2026-06-04
    days on market $302,990 Active 24 DOM
12. 2026-06-03
    days on market $302,990 Active 23 DOM
13. 2026-06-02
    days on market $302,990 Active 22 DOM
14. 2026-06-01
    days on market $302,990 Active 21 DOM
15. 2026-05-31
    days on market $302,990 Active 20 DOM
16. 2026-05-11
    historical
17. 2026-05-11
    listed $302,990 Active 602-char remark
18. 2026-05-07
    listed $302,990 Active
19. 2026-05-05
    listed $302,990 Active

    Show marketing remark (416 chars)

    This new four-bedroom home offers convenient single-story living. A bedroom is secluded near the front of the home, leading to an inviting and spacious open-concept layout shared between the kitchen, dining room and family room. Three additional bedrooms are tucked away to the side for improved comfort and privacy, including the lavish owner's suite at the back of the home with a full bathroom and walk-in closet.

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥111°F today · 22 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: $28,458
• − Mortgage interest: −$17,084
• − Property taxes: −$4,575
• − Insurance: −$2,322
• − Repairs & maintenance: −$2,277
• − Management: −$2,277
• − HOA: −$828
• − Depreciation: −$8,872
• Taxable loss: −$9,777
• Est. tax savings @ 24.0%: +$2,346
• After-tax cash flow: $-2,090/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 · 12 photos

Good 80/100 Cosmetic rehab

This single-story home offers a spacious and modern open-concept layout with a good condition and minimal repairs needed. Potential buyers or renters can appreciate the home's curb appeal and interior design, making it a good investment.

Value-add opportunities

• Both Painting the exterior stone to enhance curb appeal — Fresh paint can make the home look more inviting and increase its value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers or renters.
• Both Adding smart home features — Smart home features can increase the home's appeal and value, especially for tech-savvy buyers or renters.
• Both Upgrading the kitchen appliances — Modern, high-end appliances can make the kitchen more functional and attractive to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior stone to enhance curb appeal — Fresh paint can make the home look more inviting and increase its value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers or renters. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and value, especially for tech-savvy buyers or renters. ↑
• Both Upgrading the kitchen appliances — Modern, high-end appliances can make the kitchen more functional and attractive to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

-17.5% since first listed

6 events — show timeline

• 2026-06-12 Price Changed $249,990 HARMLS
• 2026-06-12 Price Changed $249,990 Zillow
• 2026-05-11 Listing Removed — HARMLS
• 2026-05-11 Listed $302,990 HARMLS
• 2026-05-07 Listed $302,990 HARMLS
• 2026-05-05 Listed $302,990 Zillow