1906 Stargazer Ln · Angleton, TX 77515

$230,340

4 bd · 2.0 ba · 1,922 sqft · SingleFamily · 31 Days on market

Built 2026 Good condition $69/mo HOA · 3% of rent ↓ 27% 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 +7.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

The Walsh Floor Plan - This single-story home shares an open layout between the kitchen, nook and family room for easy entertaining, along with access to the covered patio for year-round outdoor lounging. A luxe owner's suite is at the back of the home and comes complete with an en-suite bathroom and walk-in closet, while three secondary bedrooms are near the front of the home, ideal for household members and overnight guests. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Open layout
• Covered patio

Tags

• OPEN LAYOUT
• COVERED PATIO
• EN-SUITE BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Association managed by Preferred Management Services; Annual association fee of $825

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 construction; Composition roof
• Exterior features: Back yard fencing; Fence

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas range
• Bedrooms: Primary bedroom on first floor (14 x 13); Three additional bedrooms on first floor (each 11 x 11); Total 7 rooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Breakfast bar; Double vanity; Kitchen/family room combo; Kitchen/dining combo; Living/dining room; Separate shower; Tub/shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $230,340 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $299,002.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-394 ($-5k/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 $229k (0.6% below list).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 5.0% 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: 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: 921 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).
• This rent runs 31% 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 31 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• 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 $223,429 (3.0% 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 31 days. Have you received any prior offers? Is the seller open to a 3% 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: 0.77% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.69%
• DSCR: 0.79
• GRM: 10.9

CMA / ARV

• ARV (median comp): $299,002
• List price: $230,340
• Delta: -22.96%
• 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	0.18mi	4/2.0	1,924 (+0%)	2mo	$301,990	$157	90
1902 Stargazer Ln	0.01mi	3/2.0 (-1)	1,970 (+2%)	2mo	$328,990	$167	89
3606 Atlas Point Ln	0.21mi	3/2.0 (-1)	1,876 (-2%)	1mo	$296,990	$158	81
2126 Mosaic Valley Ct	0.24mi	4/2.5	1,984 (+3%)	1mo	$303,990	$153	81
3610 Atlas Point Ln	0.22mi	4/2.0	1,776 (-8%)	1mo	$291,990	$164	76
3622 Atlas Point Ln	0.23mi	4/2.0	1,776 (-8%)	1mo	$289,991	$163	76
3503 Atlas Point Ln	0.16mi	3/2.0 (-1)	1,792 (-7%)	2mo	$312,990	$175	75
3552 Atlas Point Ln	0.20mi	4/2.5	2,073 (+8%)	1mo	$279,990	$135	75
2131 Mosaic Valley Ct	0.25mi	3/2.0 (-1)	1,792 (-7%)	2mo	$311,990	$174	71
2943 Summer Breeze Way	0.57mi	4/2.5	2,066 (+8%)	2mo	$292,990	$142	58
2931 Summer Breeze Way	0.59mi	4/2.5	2,066 (+8%)	2mo	$292,990	$142	57
1506 Gentle Wind Ct	0.59mi	4/2.0	1,670 (-13%)	1mo	$275,990	$165	50

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: -25.9%
• Equity multiple: 0.12×
• Total profit: $-73,416
• Equity at exit: $44,582

10-year hold

• IRR: -22.4%
• Equity multiple: -0.14×
• Total profit: $-95,748
• Equity at exit: $25,852

Cash invested: $83,721 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,289 medium
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$69
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-394

Break-even live

Break-even rent $2,787

Max offer price $242,016

Occupancy floor —

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	1d	1	0.25mi
513 Robin St Angleton, TX	4.0	2.0	1900	$2,495	$1.31	22d	1	1.10mi
3 Dallas Ct #1 Angleton, TX	3.0	3.0	1550	$1,450	$0.94	43d	1	1.45mi

HOA detail

• Monthly dues: $69 · $828/yr

Listing history 29 events

1. 2026-06-13
   statusdays on market $230,340 Pending 31 DOM
2. 2026-06-09
   days on market $230,340 Active 29 DOM
3. 2026-06-08
   days on market $230,340 Active 28 DOM
4. 2026-06-07
   days on market $230,340 Active 27 DOM
5. 2026-06-04
   days on market $230,340 Active 24 DOM
6. 2026-06-03
   days on market $230,340 Active 23 DOM
7. 2026-06-02
   days on market $230,340 Active 22 DOM
8. 2026-06-01
   days on market $230,340 Active 21 DOM
9. 2026-05-31
   days on market $230,340 Active 20 DOM
10. 2026-05-11
    historical
11. 2026-05-11
    listed $230,340 Active 586-char remark
12. 2026-05-08
    price $230,340
13. 2026-05-07
    price $230,340
14. 2026-05-05
    price $234,740
15. 2026-04-29
    price $239,140
16. 2026-04-29
    price $239,140
17. 2026-04-22
    price $247,840
18. 2026-04-21
    price $247,840
19. 2026-04-17
    price $257,490
20. 2026-04-17
    price $257,490
21. 2026-04-14
    price $261,840
22. 2026-04-14
    price $261,840
23. 2026-04-10
    price $266,190
24. 2026-04-09
    price $266,190
25. 2026-04-07
    price $275,140
26. 2026-04-06
    price $275,140
27. 2026-02-19
    price $279,590
28. 2026-02-19
    listed $314,990 Active
29. 2026-02-17
    listed $279,590 Active

ⓘ 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: $27,463
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$2,293
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − HOA: −$828
• − Depreciation: −$8,698
• Taxable loss: −$9,984
• Est. tax savings @ 24.0%: +$2,396
• After-tax cash flow: $-2,330/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 features a modern open layout with good condition and minimal repairs needed. It has a good curb appeal and is move-in ready.

Value-add opportunities

• Resale Paint the exterior walls — Fresh paint can enhance curb appeal and property value
• Both Replace the countertops in the kitchen — Modern countertops can improve both resale and rental value
• Both Install smart home features — Smart home features can increase both resale and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior walls — Fresh paint can enhance curb appeal and property value ↑
• Both Replace the countertops in the kitchen — Modern countertops can improve both resale and rental value ↑
• Both Install smart home features — Smart home features can increase both resale and rental appeal ↑

ⓘ 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

-26.9% since first listed

12 events — show timeline

• 2026-06-11 Pending — HARMLS
• 2026-05-11 Listing Removed — HARMLS
• 2026-05-11 Listed $230,340 HARMLS
• 2026-05-07 Price Changed $230,340 HARMLS
• 2026-04-29 Price Changed $239,140 HARMLS
• 2026-04-21 Price Changed $247,840 HARMLS
• 2026-04-17 Price Changed $257,490 HARMLS
• 2026-04-14 Price Changed $261,840 HARMLS
• 2026-04-09 Price Changed $266,190 HARMLS
• 2026-04-06 Price Changed $275,140 HARMLS
• 2026-02-19 Price Changed $279,590 HARMLS
• 2026-02-19 Listed $314,990 HARMLS