1931 Starlight St · Angleton, TX 77515

$241,990

4 bd · 2.0 ba · 1,922 sqft · SingleFamily · 49 Days on market

Built 2026 Good condition 2-car garage $69/mo HOA · 3% of rent

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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 +8.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

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.

Key facts

• Walk-in closet
• Open layout
• Covered patio

Tags

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

🏗️ New construction. The $241,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $294,990.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $242k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-269 ($-3k/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 $233k (3.8% below list).
• Recommended offer: $233k (3.8% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• 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 49 days — a 3% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $232,681 (3.8% 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 49 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.91%
• DSCR: 0.83
• GRM: 10.6

CMA / ARV

• ARV (median comp): $294,990
• List price: $241,990
• Delta: -17.97%
• 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
1906 Stargazer Ln	0.06mi	4/2.0	1,922 (0%)	1mo	$230,340	$120	96
3618 Atlas Point Ln	0.19mi	4/2.0	1,924 (+0%)	0mo	$249,990	$130	90
3511 Atlas Point Ln	0.10mi	3/2.0 (-1)	1,880 (-2%)	1mo	$252,890	$135	86
1951 Starlight St	0.05mi	4/2.0	2,081 (+8%)	0mo	$263,990	$127	84
2138 Mosaic Valley Ct	0.21mi	3/2.0 (-1)	1,908 (-1%)	2mo	$258,540	$136	83
3603 Atlas Point Ct	0.15mi	4/2.5	2,015 (+5%)	2mo	$305,990	$152	82
3606 Atlas Point Ln	0.18mi	3/2.0 (-1)	1,876 (-2%)	2mo	$296,990	$158	81
2127 Mosaic Valley Ct	0.19mi	4/2.0	1,776 (-8%)	0mo	$239,990	$135	78
3622 Atlas Point Ln	0.20mi	4/2.0	1,776 (-8%)	2mo	$289,991	$163	76
3552 Atlas Point Ln	0.17mi	4/2.5	2,073 (+8%)	2mo	$279,990	$135	75
1531 Gentle Wind Ct	0.55mi	4/2.0	1,670 (-13%)	2mo	$221,940	$133	51
1506 Gentle Wind Ct	0.61mi	4/2.0	1,670 (-13%)	2mo	$275,990	$165	48

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: -22.9%
• Equity multiple: 0.21×
• Total profit: $-64,884
• Equity at exit: $43,984

10-year hold

• IRR: -17.2%
• Equity multiple: 0.05×
• Total profit: $-78,281
• Equity at exit: $25,505

Cash invested: $82,597 (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: 138 active · 41 under contract
• Months of supply: 14.0 mo (7%/mo absorbed)
• Median asking: $279,990 ($148/sqft)
• Median days on market: 89 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +3.9% vs 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: 8.7×

Monthly cashflow live

• Estimated rent: $2,327 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$69
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-269

Break-even live

Break-even rent $2,668

Max offer price $256,003

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-167	+0% $-269	+5% $-371	+10% $-473
Rent	-10% $-453	-5% $-361	+0% $-269	+5% $-178	+10% $-86
Rate	-1.0pp $-121	-0.5pp $-194	base $-269	+0.5pp $-346	+1.0pp $-424

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: $73,748
• Closing costs: $8,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3602 Atlas Point Ln Angleton, TX	4.0	3.0	1959	$2,500	$1.28	25d	1	0.19mi
3606 Atlas Point Ln Angleton, TX	3.0	2.0	1876	$2,175	$1.16	23d	1	0.20mi
3606 Atlas Point Ln Angleton, TX	3.0	2.0	1876	$2,175	$1.16	14d	1	0.20mi
2126 Mosaic Valley Ct Angleton, TX	4.0	2.0	1984	$2,300	$1.16	35d	1	0.20mi
4 Stadium Dr Angleton, TX	1.0–3.0	1.0–2.0	1065	$1,810	$1.70	0d	19	0.95mi
513 Robin St Angleton, TX	4.0	2.0	1900	$2,495	$1.31	71d	1	1.12mi
3 Dallas Ct #1 Angleton, TX	3.0	3.0	1550	$1,450	$0.94	93d	1	1.46mi

Property features AI

Finance

• HOA & community: Managed by Preferred Management ServicesAnnual association fee (paid annually)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Single-level living (entry and main living on first floor)
• Construction: Built in 2026Brick and cement siding exteriorComposition roofSlab foundationHome built by Lennar Homes
• Exterior features: Subdivision lot with a pond on the lotPicnic area (community amenity)Playground (community amenity)Trails (community amenity)

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: Primary bedroom on the first floor (approx. 14 x 13)Three additional bedrooms on the first floor (each approx. 11 x 11)
• Flooring: CarpetVinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Breakfast barDouble vanityOpen kitchen/family room layoutSeparate showerTub/shower combinationKitchen/dining comboCombined living and dining area
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Listing history 36 events

1. 2026-08-08
   days on market $241,990 Active 49 DOM
2. 2026-08-07
   price $241,990 Active 47 DOM
3. 2026-08-06
   days on market $246,990 Active 47 DOM
4. 2026-08-05
   days on market $246,990 Active 46 DOM
5. 2026-08-04
   days on market $246,990 Active 45 DOM
6. 2026-08-03
   days on market $246,990 Active 44 DOM
7. 2026-07-31
   days on market $246,990 Active 41 DOM
8. 2026-07-30
   days on market $246,990 Active 40 DOM
9. 2026-07-30
   pricedays on market $246,990 Active 39 DOM
10. 2026-07-28
    days on market $251,990 Active 38 DOM
11. 2026-07-26
    days on market $251,990 Active 36 DOM
12. 2026-07-24
    days on market $251,990 Active 34 DOM
13. 2026-07-23
    days on market $251,990 Active 33 DOM
14. 2026-07-22
    days on market $251,990 Active 32 DOM
15. 2026-07-21
    days on market $251,990 Active 31 DOM
16. 2026-07-20
    days on market $251,990 Active 30 DOM
17. 2026-07-18
    days on market $251,990 Active 28 DOM
18. 2026-07-18
    days on market $251,990 Active 27 DOM
19. 2026-07-16
    days on market $251,990 Active 26 DOM
20. 2026-07-15
    days on market $251,990 Active 25 DOM
21. 2026-07-14
    days on market $251,990 Active 24 DOM
22. 2026-07-13
    days on market $251,990 Active 23 DOM
23. 2026-07-13
    days on market $251,990 Active 22 DOM
24. 2026-07-11
    remarks 625-char remark
25. 2026-07-11
    pricestatusdays on market $251,990 Active 21 DOM
26. 2026-06-13
    statusdays on market $241,990 Pending 20 DOM
27. 2026-06-09
    days on market $241,990 Active 18 DOM
28. 2026-06-08
    days on market $241,990 Active 17 DOM
29. 2026-06-07
    days on market $241,990 Active 16 DOM
30. 2026-06-04
    days on market $241,990 Active 13 DOM
31. 2026-06-03
    days on market $241,990 Active 12 DOM
32. 2026-06-02
    days on market $241,990 Active 11 DOM
33. 2026-06-01
    days on market $241,990 Active 10 DOM
34. 2026-05-31
    days on market $241,990 Active 9 DOM
35. 2026-05-22
    listed $241,990 Active 407-char remark

    Show marketing remark (407 chars)

    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.

36. 2026-05-22
    listed $241,990 Active

    Show marketing remark (407 chars)

    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.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,922
• − Mortgage interest: −$16,524
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,234
• − Management: −$2,234
• − HOA: −$828
• − Depreciation: −$8,582
• Taxable loss: −$8,379
• Est. tax savings @ 24.0%: +$2,011
• After-tax cash flow: $-1,222/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 · 20 photos

Good 80/100 Cosmetic rehab Est. rehab $9,610–$28,830 screening

This single-story home features a modern design with good condition and minimal repairs needed. It's move-in ready with a good curb appeal and potential for value increases through minor exterior updates.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Resale Replace window seals — Improves energy efficiency and reduces maintenance costs ↑
• Both Install smart home features — Enhances convenience and marketability ↑

ⓘ 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 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

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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

Property features AI

Finance

• HOA & community: Managed by Preferred Management ServicesAnnual association fee (paid annually)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewer
• Home design: Residential propertyUnder construction (new construction)Single-level living (entry and main living on first floor)
• Construction: Built in 2026Brick and cement siding exteriorComposition roofSlab foundationHome built by Lennar Homes
• Exterior features: Subdivision lot with a pond on the lotPicnic area (community amenity)Playground (community amenity)Trails (community amenity)

Interior

• Kitchen: DishwasherElectric ovenElectric rangeGas ovenGas range
• Bedrooms: Primary bedroom on the first floor (approx. 14 x 13)Three additional bedrooms on the first floor (each approx. 11 x 11)
• Flooring: CarpetVinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric and gas)Central air conditioning (electric and gas)
• Interior features: Breakfast barDouble vanityOpen kitchen/family room layoutSeparate showerTub/shower combinationKitchen/dining comboCombined living and dining area
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Price history

+4.1% since first listed

8 events — show timeline

• 2026-07-10 Relisted — HARMLS
• 2026-07-10 Price Changed $251,990 HARMLS
• 2026-07-10 Price Changed $251,990 Zillow
• 2026-07-10 Relisted — Zillow
• 2026-06-11 Delisted — Zillow
• 2026-06-11 Pending — HARMLS
• 2026-05-22 Listed $241,990 Zillow
• 2026-05-22 Listed $241,990 HARMLS