811 Buchta Rd Unit C · Angleton, TX 77515

$99,749

3 bd · 2.0 ba · 1,170 sqft · Townhouse · 239 Days on market

Built 1982 Good condition 2,544 sqft lot $85/sqft · 31% below area Est $144k · 31% under ↓ 12% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MANY UPDATES! Amazing location! This townhome lends a quiet charm with 3 bedrooms and 2 bathrooms. Features include new interior paint and new ceramic tile in the living room area. You'll love the freshly painted cabinets, new light fixtures, and new faucets in the kitchen area. This townhome also features a new carpet. The property has easy access to Hwy 85 and is located near Downtown Angleton. Explore all the shops, restaurants, and parks Angleton has to offer. What are you waiting for! This townhome has it all, call today for your showing! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• New carpet
• New faucets
• New light fixtures

Tags

• NEW INTERIOR PAINT
• NEW CERAMIC TILE
• FRESHLY PAINTED CABINETS
• NEW LIGHT FIXTURES
• NEW FAUCETS
• NEW CARPET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $728 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 4.4% 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: 1104 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 $690 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 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

• 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 $87,779 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.80% ✓
• Cap rate: 15.05%
• Cash-on-cash: 31.28%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (median comp): $144,432
• List price: $99,749
• Delta: -30.94%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 Northbrook Dr	0.08mi	3/2.0	1,281 (+10%)	2mo	$194,000	$151	79
1226 Valley Dr	0.23mi	3/2.0	1,281 (+10%)	4mo	$149,900	$117	70
213 Bastrop St	0.49mi	3/2.0	1,281 (+10%)	2mo	$189,000	$148	60
205 Bastrop St	0.48mi	3/2.0	1,281 (+10%)	4mo	$185,000	$144	59
128 Houston St	0.36mi	3/2.0	1,390 (+19%)	1mo	$225,000	$162	58
2109 N Tinsley St	0.75mi	3/1.0	1,202 (+3%)	0mo	$184,900	$154	56
142 Kelly St	0.44mi	3/2.0	1,388 (+19%)	3mo	$224,900	$162	51
1305 Sagebrush St	0.63mi	3/2.0	1,322 (+13%)	3mo	$209,000	$158	46
3 Ranch House Loop	1.22mi	3/2.0	1,306 (+12%)	2mo	$169,900	$130	44
3627 Atlas Point Ln	1.50mi	3/2.0	1,372 (+17%)	1mo	$224,990	$164	39
101 N Wagon Ln	1.06mi	4/2.0 (+1)	1,435 (+23%)	3mo	$224,900	$157	33
920 Nottingham Dr	0.84mi	2/1.0 (-1)	1,416 (+21%)	3mo	$199,000	$141	28

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: 26.1%
• Equity multiple: 2.08×
• Total profit: $30,226
• Equity at exit: $14,873

10-year hold

• IRR: 33.8%
• Equity multiple: 4.08×
• Total profit: $86,130
• Equity at exit: $8,624

Cash invested: $27,930 (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: 1104
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,794 high
• Mortgage (P&I): −$523
• Tax est. 1.5%: −$125 /mo · $1,496/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $728

Break-even live

Break-even rent $873

Max offer price $99,749

Occupancy floor 54%

Sensitivity live

Price	-10% $797	-5% $762	+0% $728	+5% $693	+10% $659
Rent	-10% $586	-5% $657	+0% $728	+5% $799	+10% $870
Rate	-1.0pp $778	-0.5pp $753	base $728	+0.5pp $702	+1.0pp $676

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: $24,937
• Closing costs: $2,992
• Club membership (one-time): —
• 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	52d	1	0.18mi
1300 Buchta Rd Angleton, TX	1.0–3.0	1.0–2.0	773	$1,085	$1.40	73d	8	0.27mi
1300 Buchta Rd Angleton, TX	1.0–3.0	1.0–2.0	773	$1,113	$1.44	0d	12	0.27mi
128 Dallas St Angleton, TX	3.0	2.0	1390	$1,900	$1.37	93d	1	0.28mi
1400 E Henderson Rd Angleton, TX	1.0–2.0	1.0–2.0	752	$999	$1.33	0d	1	0.67mi
301 Cannan Dr Angleton, TX	1.0–2.0	1.0–2.0	801	$1,192	$1.49	0d	12	1.13mi
4 Stadium Dr Angleton, TX	1.0–3.0	1.0–2.0	1065	$1,810	$1.70	0d	19	1.18mi
307 Cannan Dr Angleton, TX	2.0	2.0	936	$1,100	$1.18	93d	1	1.23mi
8 Piney Way Angleton, TX	3.0	2.0	1402	$2,095	$1.49	7d	1	1.27mi

Listing history 50 events

1. 2026-08-08
   days on market $99,749 Active 239 DOM
2. 2026-08-06
   days on market $99,749 Active 237 DOM
3. 2026-08-05
   days on market $99,749 Active 236 DOM
4. 2026-08-04
   days on market $99,749 Active 235 DOM
5. 2026-08-03
   days on market $99,749 Active 234 DOM
6. 2026-07-31
   days on market $99,749 Active 231 DOM
7. 2026-07-30
   days on market $99,749 Active 230 DOM
8. 2026-07-30
   days on market $99,749 Active 229 DOM
9. 2026-07-28
   days on market $99,749 Active 228 DOM
10. 2026-07-26
    days on market $99,749 Active 226 DOM
11. 2026-07-24
    days on market $99,749 Active 224 DOM
12. 2026-07-23
    days on market $99,749 Active 223 DOM
13. 2026-07-22
    days on market $99,749 Active 222 DOM
14. 2026-07-21
    days on market $99,749 Active 221 DOM
15. 2026-07-20
    days on market $99,749 Active 220 DOM
16. 2026-07-18
    days on market $99,749 Active 218 DOM
17. 2026-07-18
    days on market $99,749 Active 217 DOM
18. 2026-07-16
    days on market $99,749 Active 216 DOM
19. 2026-07-15
    days on market $99,749 Active 215 DOM
20. 2026-07-14
    days on market $99,749 Active 214 DOM
21. 2026-07-13
    days on market $99,749 Active 213 DOM
22. 2026-07-13
    days on market $99,749 Active 212 DOM
23. 2026-07-11
    days on market $99,749 Active 211 DOM
24. 2026-07-10
    days on market $99,749 Active 210 DOM
25. 2026-07-09
    days on market $99,749 Active 209 DOM
26. 2026-07-07
    days on market $99,749 Active 207 DOM
27. 2026-07-06
    days on market $99,749 Active 206 DOM
28. 2026-07-06
    days on market $99,749 Active 205 DOM
29. 2026-07-05
    days on market $99,749 Active 204 DOM
30. 2026-07-03
    days on market $99,749 Active 203 DOM
31. 2026-07-02
    days on market $99,749 Active 202 DOM
32. 2026-07-01
    days on market $99,749 Active 201 DOM
33. 2026-06-30
    days on market $99,749 Active 200 DOM
34. 2026-06-29
    days on market $99,749 Active 199 DOM
35. 2026-06-28
    days on market $99,749 Active 198 DOM
36. 2026-06-27
    days on market $99,749 Active 197 DOM
37. 2026-06-26
    days on market $99,749 Active 196 DOM
38. 2026-06-24
    days on market $99,749 Active 194 DOM
39. 2026-06-22
    days on market $99,749 Active 192 DOM
40. 2026-06-21
    days on market $99,749 Active 191 DOM
41. 2026-06-18
    days on market $99,749 Active 188 DOM
42. 2026-06-17
    days on market $99,749 Active 187 DOM
43. 2026-06-16
    days on market $99,749 Active 186 DOM
44. 2026-06-15
    days on market $99,749 Active 185 DOM
45. 2026-06-13
    days on market $99,749 Active 183 DOM
46. 2026-06-09
    days on market $99,749 Active 179 DOM
47. 2026-06-08
    days on market $99,749 Active 178 DOM
48. 2026-06-07
    days on market $99,749 Active 177 DOM
49. 2026-06-04
    days on market $99,749 Active 174 DOM
50. 2026-06-03
    days on market $99,749 Active 173 DOM

ⓘ 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 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: $21,528
• − Mortgage interest: −$5,587
• − Property taxes: −$1,496
• − Insurance: −$499
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$2,902
• Taxable income: $7,600
• Est. tax owed @ 24.0%: −$1,824
• After-tax cash flow: $6,911/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 · 11 photos

Good 75/100 Cosmetic rehab Est. rehab $5,850–$17,550 screening

This townhome is in good condition with cosmetic updates and some minor repairs needed. It offers a good opportunity for an investor to make it move-in ready with a few updates.

Repairs flagged

• Minor Kitchen countertops — Dirty and need cleaning.
• Minor Bathroom vanity and sink — Dirty and need cleaning.
• Moderate Kitchen flooring — Older and may need replacement or refinishing.
• Moderate Bathroom flooring — Older and may need replacement or refinishing.

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a significant difference in the home's appearance. ↑
• Both Replace kitchen flooring — New flooring can improve the home's value and appeal. ↑
• Both Replace bathroom flooring — New flooring can improve the home's value and appeal. ↑
• Both Deep clean throughout — A thorough cleaning can make the home look and feel more inviting and well-maintained. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Northside El D TX #865/4,322 Nat'l #12,785/41,679 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

-12.3% since first listed

6 events — show timeline

• 2026-04-25 Relisted — HARMLS
• 2026-04-25 Listing Removed — HARMLS
• 2026-03-10 Pending — HARMLS
• 2025-10-27 Listed $99,749 HARMLS
• 2025-10-26 Listing Removed — HARMLS
• 2025-04-23 Listed $113,749 HARMLS