Is 3506 Atlas Point Ln in Angleton, TX a good investment?

CashFlowRE grades it F with a 4.8% cap rate and $-442/mo modeled cash flow at a $259,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 3506 Atlas Point Ln?

The modeled cap rate is 4.8% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,345/month, from CashFlowRE's rent model.

🏗️ New Construction

F Composite 34.23

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 +7.6/30.0
ARV discount +7.5/15.0
Condition / age +5.0/5.0
Schools +3.7/10.0
Livability +3.7/5.0
1% rule +2.5/10.0
Rent growth +2.5/5.0
DSCR +1.7/10.0
Appreciation +0.0/10.0

$259,990

3506 Atlas Point Ln · Angleton, TX 77515

4 bd · 3.0 ba · 1,915 sqft · SingleFamily · 46 Days on market

Built 2026 Excellent condition 5,400 sqft lot 2-car garage $69/mo HOA · 3% of rent ↓ 10% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

The Ellis is a thoughtfully designed one-story home offering 3 bedrooms, 2 bathrooms, and a 2-car garage. With its open-concept layout and functional design, this plan perfectly balances comfort, flexibility, and modern living. At the heart of the home, a spacious kitchen seamlessly connects to the dining area and large family room - creating an ideal space for gathering, entertaining, or relaxing. The kitchen features a central island and ample counter space, making everyday meals and hosting effortless. The private owner's suite is situated at the rear of the home and includes a generous walk-in closet and a beautifully appointed en-suite bath with dual vanities and a walk-in shower. Two additional bedrooms are located toward the front, offering space for guests, kids, or a dedicated home office. Additional highlights of The Ellis include a flexible bonus space, a covered outdoor living area, and a convenient utility room. Designed with both style and practicality in mind, The Ellis delivers everything you need for comfortable single-story living.

Key facts

Utility room
Stylish kitchen
Full bath

What this means for you Summary

Snapshot

This is a 4-bed/3.0-bath single-family listed at $260k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-442 ($-5k/yr) — negative.
To cash-flow at today's rent, offer at most $248k (4.4% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (9.8% below list).
Recommended offer: $235k (9.8% below list) — sets the bar for 1% rule.

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: 1104 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 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 46 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
3 sale attempts; this cycle's ask has dropped $20k (7%) 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 $234,526 (9.8% below list)

Questions for the listing agent

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?
It's been on market 46 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.75% ✗
Cap rate: 4.85%
Cash-on-cash: -5.15%
DSCR: 0.77
GRM: 11.1

CMA / ARV

ARV (median comp): $312,490
List price: $259,990
Delta: -10.40%
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
3618 Atlas Point Ln	0.14mi	4/2.0	1,924 (+0%)	0mo	$249,990	$130	88
2138 Mosaic Valley Ct	0.08mi	3/2.0 (-1)	1,908 (-0%)	2mo	$258,540	$136	86
1906 Stargazer Ln	0.19mi	4/2.0	1,922 (+0%)	1mo	$230,340	$120	85
3511 Atlas Point Ln	0.04mi	3/2.0 (-1)	1,880 (-2%)	1mo	$252,890	$135	85
3603 Atlas Point Ct	0.11mi	4/2.5	2,015 (+5%)	2mo	$305,990	$152	82
3606 Atlas Point Ln	0.11mi	3/2.0 (-1)	1,876 (-2%)	2mo	$296,990	$158	80
2127 Mosaic Valley Ct	0.08mi	4/2.0	1,776 (-7%)	0mo	$239,990	$135	80
3552 Atlas Point Ln	0.10mi	4/2.5	2,073 (+8%)	2mo	$279,990	$135	78
1951 Starlight St	0.09mi	4/2.0	2,081 (+9%)	0mo	$263,990	$127	77
3622 Atlas Point Ln	0.15mi	4/2.0	1,776 (-7%)	2mo	$289,991	$163	75
1531 Gentle Wind Ct	0.65mi	4/2.0	1,670 (-13%)	2mo	$221,940	$133	42
1506 Gentle Wind Ct	0.71mi	4/2.0	1,670 (-13%)	2mo	$275,990	$165	40

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: -26.7%
Equity multiple: 0.10×
Total profit: $-78,685
Equity at exit: $46,593

10-year hold

IRR: -23.9%
Equity multiple: -0.19×
Total profit: $-104,306
Equity at exit: $27,018

Cash invested: $87,497 (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: 137 active · 40 under contract
Months of supply: 14.2 mo (7%/mo absorbed)
Median asking: $279,990 ($148/sqft)
Median days on market: 89 d
This list price: 29% of active listings are priced below it
ARV vs active asking: +10.1% above 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: 1104
Price-to-rent: 9.2×

Monthly cashflow live

Estimated rent: $2,345 high interval (Pro) →
Mortgage (P&I): −$1,639
Tax est. 1.5%: −$391 /mo · $4,687/yr
Insurance: −$130
Flood insurance flood zone: −$66 /mo · $798/yr
HOA: −$69
Lot rent: −$0
Vacancy / Maint / Mgmt: −$493
Net cashflow: $-442

Break-even live

Break-even rent $2,905

Max offer price $248,496

Occupancy floor —

Sensitivity live

Price	-10% $-226	-5% $-334	+0% $-442	+5% $-550	+10% $-658
Rent	-10% $-628	-5% $-535	+0% $-442	+5% $-350	+10% $-257
Rate	-1.0pp $-285	-0.5pp $-363	base $-442	+0.5pp $-523	+1.0pp $-606

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: $78,122
Closing costs: $9,375
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2126 Mosaic Valley Ct Angleton, TX	4.0	2.0	1984	$2,300	$1.16	35d	1	0.04mi
3602 Atlas Point Ln Angleton, TX	4.0	3.0	1959	$2,500	$1.28	25d	1	0.11mi
3606 Atlas Point Ln Angleton, TX	3.0	2.0	1876	$2,175	$1.16	23d	1	0.12mi
3606 Atlas Point Ln Angleton, TX	3.0	2.0	1876	$2,175	$1.16	14d	1	0.12mi
4 Stadium Dr Angleton, TX	1.0–3.0	1.0–2.0	1065	$1,810	$1.70	0d	19	1.13mi
513 Robin St Angleton, TX	4.0	2.0	1900	$2,495	$1.31	71d	1	1.21mi

Property features AI

Finance

Other: Builder: Coventry Homes
HOA & community: Association (WGCA) with an annual fee of $825Community has curbs and gutters

Exterior

Parking: Attached 2-car garage
Security: Prewired for securityOwned security systemSmoke detectors
Utilities: Public waterPublic sewer
Home design: Residential propertyNew constructionFaces westSlab foundation
Construction: Built in 2026Brick constructionComposition roof
Exterior features: Covered patioPorchPatioDeck

Interior

Kitchen: DishwasherElectric ovenGas cooktopMicrowaveGarbage disposalENERGY STAR qualified appliances
Bedrooms: Primary bedroom on the first floor (13x14)Bedroom on the first floor (10x13)Bedroom on the first floor (10x12)Bedroom on the first floor (10x10)
Flooring: CarpetPlank flooringVinyl
Bathrooms: 3 full bathrooms
Heating & cooling: Central heating (gas)Central air (electric)
Interior features: Breakfast barGranite countersHigh ceilingsKitchen islandKitchen/family room comboPantrySeparate showerTub/showerCeiling fansProgrammable thermostatLow emissivity windows
Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Listing history 50 events

2026-08-08

days on market $259,990 Active 46 DOM
2026-08-07

price $259,990 Active 44 DOM
2026-08-06

days on market $279,990 Active 44 DOM
2026-08-05

days on market $279,990 Active 43 DOM
2026-08-04

days on market $279,990 Active 42 DOM
2026-08-03

days on market $279,990 Active 41 DOM
2026-07-31

days on market $279,990 Active 38 DOM
2026-07-30

days on market $279,990 Active 37 DOM
2026-07-30

days on market $279,990 Active 36 DOM
2026-07-28

days on market $279,990 Active 35 DOM
2026-07-26

days on market $279,990 Active 33 DOM
2026-07-24

days on market $279,990 Active 31 DOM
2026-07-23

days on market $279,990 Active 30 DOM
2026-07-22

days on market $279,990 Active 29 DOM
2026-07-21

days on market $279,990 Active 28 DOM
2026-07-20

days on market $279,990 Active 27 DOM
2026-07-18

days on market $279,990 Active 25 DOM
2026-07-18

days on market $279,990 Active 24 DOM
2026-07-16

days on market $279,990 Active 23 DOM
2026-07-15

days on market $279,990 Active 22 DOM
2026-07-14

days on market $279,990 Active 21 DOM
2026-07-13

days on market $279,990 Active 20 DOM
2026-07-13

days on market $279,990 Active 19 DOM
2026-07-11

days on market $279,990 Active 18 DOM
2026-07-10

days on market $279,990 Active 17 DOM
2026-07-09

days on market $279,990 Active 16 DOM
2026-07-07

days on market $279,990 Active 14 DOM
2026-07-06

days on market $279,990 Active 13 DOM
2026-07-06

days on market $279,990 Active 12 DOM
2026-07-05

days on market $279,990 Active 11 DOM
2026-07-03

days on market $279,990 Active 10 DOM
2026-07-02

days on market $279,990 Active 9 DOM
2026-07-01

days on market $279,990 Active 8 DOM
2026-06-30

days on market $279,990 Active 7 DOM
2026-06-29

days on market $279,990 Active 6 DOM
2026-06-28

days on market $279,990 Active 5 DOM
2026-06-27

days on market $279,990 Active 4 DOM
2026-06-26

days on market $279,990 Active 3 DOM
2026-06-24

days on marketlisting id $279,990 Active 1 DOM
2026-06-22

days on market $279,990 Active 105 DOM
2026-06-21

days on market $279,990 Active 104 DOM
2026-06-18

days on market $279,990 Active 101 DOM
2026-06-17

days on market $279,990 Active 100 DOM
2026-06-16

days on market $279,990 Active 99 DOM
2026-06-15

days on market $279,990 Active 98 DOM
2026-06-13

days on market $279,990 Active 96 DOM
2026-06-09

days on market $279,990 Active 92 DOM
2026-06-08

days on market $279,990 Active 91 DOM
2026-06-07

days on market $279,990 Active 90 DOM
2026-06-04

days on market $279,990 Active 87 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 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $28,143
− Mortgage interest: −$17,504
− Property taxes: −$4,687
− Insurance: −$2,360
− Repairs & maintenance: −$2,251
− Management: −$2,251
− HOA: −$828
− Depreciation: −$9,091
Taxable loss: −$10,830

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,599
After-tax cash flow: $-2,708/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 · 8 photos

Excellent 100/100 None rehab

This new construction home is move-in ready with a fresh design and high-quality finishes, ideal for both resale and rental markets.

Value-add opportunities

Resale Kitchen installation — A fully equipped kitchen is essential for a home's resale value. ↑
Resale Bathroom fixtures — Modern, well-designed bathrooms enhance a home's resale value. ↑
Resale Flooring — High-quality flooring adds to a home's aesthetic and resale value. ↑
Both HVAC and mechanical systems — These systems are crucial for comfort and energy efficiency, impacting both resale and rental value. ↑
Both Landscaping — A well-maintained landscape enhances curb appeal and adds value to both resale and rental properties. ↑

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Rancho Isabella El F TX #1,155/4,322 Nat'l #16,061/41,679 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

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

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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

-10.4% since first listed

11 events — show timeline

2026-06-23 Listed $279,990 HARMLS
2026-06-23 Listing Removed — HARMLS
2026-05-13 Price Changed $279,990 Zillow
2026-05-12 Price Changed $279,990 HARMLS
2026-04-15 Price Changed $294,990 Zillow
2026-04-14 Price Changed $294,990 HARMLS
2026-04-08 Price Changed $299,990 Zillow
2026-03-10 Price Changed $309,990 Zillow
2026-03-10 Price Changed $309,990 HARMLS
2026-03-09 Listed $318,017 HARMLS
2026-02-24 Listed $312,467 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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