Clearwater Plan · Angleton, TX 77515

$278,990

4 bd · 3.0 ba · 2,098 sqft · SingleFamily · 205 Days on market

Excellent condition 2-car garage

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Why this score? — see what drove the D- 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 +10.2/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This new single-level home is host to an inviting open-concept floorplan with convenient access to a covered patio, ready for seamless entertaining and multitasking. Three secondary bedrooms are located off the foyer, with the luxe owner's suite tucked into a private rear corner, complete with a spa-inspired bathroom and walk-in closet.

Key facts

• Splash pad
• Scenic lakes
• Prime location

Tags

• MASTER-PLANNED COMMUNITY
• MODERN RECREATION CENTER
• SPLASH PAD
• PLAYGROUND
• SCENIC LAKES
• PRIME LOCATION

🏗️ New construction. The $278,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $286,713.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $279k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (17.4% below list).
• Recommended offer: $230k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.3% 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: 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: 1376 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 106d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 205 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,333 (17.4% 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 205 days. Have you received any prior offers? Is the seller open to a 17% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.80% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $286,713
• List price: $278,990
• Delta: -2.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1942 Stargazer Ln	0.19mi	4/3.0	2,074 (-1%)	2mo	$284,990	$137	87
2122 Starlight St	0.30mi	4/3.0	2,098 (0%)	0mo	$270,990	$129	86
1923 Stargazer Ln	0.13mi	4/3.0	2,005 (-4%)	2mo	$294,990	$147	85
1938 Stargazer Ln	0.18mi	4/3.0	2,024 (-4%)	1mo	$284,990	$141	84
1950 Stargazer Ln	0.20mi	4/3.0	2,005 (-4%)	1mo	$269,990	$135	82
2127 Starlight St	0.30mi	4/2.5	2,128 (+1%)	0mo	$279,990	$132	81
3518 Cardinal Pointe Dr	0.22mi	4/3.0	2,229 (+6%)	0mo	$266,990	$120	79
3510 Cardinal Pointe Dr	0.23mi	4/3.0	2,229 (+6%)	0mo	$264,990	$119	78
1922 Starlight St	0.21mi	4/3.0	2,229 (+6%)	2mo	$269,990	$121	78
1639 Windrose Bnd	0.44mi	4/2.0	2,066 (-2%)	1mo	$232,990	$113	72
1623 Windrose Bnd	0.45mi	4/2.0	2,066 (-2%)	1mo	$232,990	$113	72
1934 Stargazer Ln	0.18mi	4/2.5	2,406 (+15%)	2mo	$324,990	$135	64

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: -22.0%
• Equity multiple: 0.24×
• Total profit: $-60,921
• Equity at exit: $42,750

10-year hold

• IRR: -15.8%
• Equity multiple: 0.11×
• Total profit: $-71,460
• Equity at exit: $24,790

Cash invested: $80,280 (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: 142 active · 90 under contract
• Months of supply: 16.1 mo (6%/mo absorbed)
• Median asking: $288,990 ($145/sqft)
• Median days on market: 121 d
• This list price: 41% of active listings are priced below it
• ARV vs active asking: -5.5% 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: 1376
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,303 high
• Mortgage (P&I): −$1,504
• Tax est. 1.5%: −$358 /mo · $4,301/yr
• Insurance: −$119
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-228

Break-even live

Break-even rent $2,592

Max offer price $253,687

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-129	+0% $-228	+5% $-327	+10% $-426
Rent	-10% $-410	-5% $-319	+0% $-228	+5% $-137	+10% $-46
Rate	-1.0pp $-84	-0.5pp $-155	base $-228	+0.5pp $-303	+1.0pp $-378

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: $71,678
• Closing costs: $8,601
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3606 Atlas Point Ln Angleton, TX	3.0	2.0	1876	$2,175	$1.16	114d	1	0.22mi
3606 Atlas Point Ln Angleton, TX	3.0	2.0	1876	$2,175	$1.16	106d	1	0.22mi
3602 Atlas Point Ln Angleton, TX	4.0	3.0	1959	$2,500	$1.28	116d	1	0.22mi
2126 Mosaic Valley Ct Angleton, TX	4.0	2.0	1984	$2,300	$1.16	127d	1	0.28mi
3167 Savannah Rose Dr Angleton, TX	4.0	2.5	1834	$1,950	$1.06	51d	1	0.55mi
4 Stadium Dr Angleton, TX	1.0–3.0	1.0–2.0	1065	$1,810	$1.70	0d	10	0.91mi
513 Robin St Angleton, TX	4.0	2.0	1900	$2,495	$1.31	163d	1	1.22mi
1 Riverwood Circle Ct Angleton, TX	4.0	2.0	1847	$1,995	$1.08	78d	1	1.42mi
1316 Hospital Dr Angleton, TX	3.0	2.0	1650	$1,669	$1.01	10d	1	1.43mi

Property features AI

Finance

• Other: Address: 3622 Compass Pointe Ct, Angleton, TX 77515Listing status: ActiveLast modified: 2026-05-21
• Financial info: List price $307,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family home (Clearwater plan)
• Exterior features: Living area of 2,098

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Active new construction plan (Clearwater)

Listing history 50 events

1. 2026-11-08
   days on market $278,990 Active 205 DOM
2. 2026-11-07
   days on market $278,990 Active 204 DOM
3. 2026-11-07
   price $278,990 Active 203 DOM
4. 2026-11-06
   days on market $283,990 Active 203 DOM
5. 2026-11-05
   days on market $283,990 Active 202 DOM
6. 2026-11-04
   days on market $283,990 Active 201 DOM
7. 2026-11-02
   days on market $283,990 Active 199 DOM
8. 2026-11-01
   days on market $283,990 Active 198 DOM
9. 2026-10-31
   days on market $283,990 Active 197 DOM
10. 2026-10-30
    pricedays on market $283,990 Active 196 DOM
11. 2026-10-29
    days on market $288,990 Active 195 DOM
12. 2026-10-28
    days on market $288,990 Active 194 DOM
13. 2026-10-27
    days on market $288,990 Active 193 DOM
14. 2026-10-26
    days on market $288,990 Active 192 DOM
15. 2026-10-26
    days on market $288,990 Active 191 DOM
16. 2026-10-24
    days on market $288,990 Active 190 DOM
17. 2026-10-23
    days on market $288,990 Active 189 DOM
18. 2026-10-22
    days on market $288,990 Active 188 DOM
19. 2026-10-21
    days on market $288,990 Active 187 DOM
20. 2026-10-20
    days on market $288,990 Active 186 DOM
21. 2026-10-19
    days on market $288,990 Active 185 DOM
22. 2026-10-18
    days on market $288,990 Active 184 DOM
23. 2026-10-17
    days on market $288,990 Active 183 DOM
24. 2026-10-16
    days on market $288,990 Active 182 DOM
25. 2026-10-15
    days on market $288,990 Active 181 DOM
26. 2026-10-14
    days on market $288,990 Active 180 DOM
27. 2026-10-13
    days on market $288,990 Active 179 DOM
28. 2026-10-12
    days on market $288,990 Active 178 DOM
29. 2026-10-11
    days on market $288,990 Active 177 DOM
30. 2026-10-10
    days on market $288,990 Active 176 DOM
31. 2026-10-09
    days on market $288,990 Active 175 DOM
32. 2026-10-08
    days on market $288,990 Active 174 DOM
33. 2026-10-07
    days on market $288,990 Active 173 DOM
34. 2026-10-06
    days on market $288,990 Active 172 DOM
35. 2026-10-05
    days on market $288,990 Active 171 DOM
36. 2026-10-04
    days on market $288,990 Active 170 DOM
37. 2026-10-04
    days on market $288,990 Active 169 DOM
38. 2026-10-02
    days on market $288,990 Active 168 DOM
39. 2026-10-01
    days on market $288,990 Active 167 DOM
40. 2026-09-30
    days on market $288,990 Active 166 DOM
41. 2026-09-29
    days on market $288,990 Active 165 DOM
42. 2026-09-28
    days on market $288,990 Active 164 DOM
43. 2026-09-27
    days on market $288,990 Active 163 DOM
44. 2026-09-26
    days on market $288,990 Active 162 DOM
45. 2026-09-25
    days on market $288,990 Active 161 DOM
46. 2026-09-24
    days on market $288,990 Active 160 DOM
47. 2026-09-23
    days on market $288,990 Active 159 DOM
48. 2026-09-22
    days on market $288,990 Active 158 DOM
49. 2026-09-21
    days on market $288,990 Active 157 DOM
50. 2026-09-20
    days on market $288,990 Active 156 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥111°F today · 21 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: $27,640
• − Mortgage interest: −$16,060
• − Property taxes: −$4,301
• − Insurance: −$2,231
• − Repairs & maintenance: −$2,211
• − Management: −$2,211
• − Depreciation: −$8,341
• Taxable loss: −$7,715
• Est. tax savings @ 24.0%: +$1,852
• After-tax cash flow: $-887/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

Excellent 100/100 None rehab

This single-level home is in excellent condition with a modern open-concept floorplan, well-maintained exterior, and a fresh paint job. It is ready for move-in and can be further enhanced with minor updates to boost its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value ↑

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%
• 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

• Other: Address: 3622 Compass Pointe Ct, Angleton, TX 77515Listing status: ActiveLast modified: 2026-05-21
• Financial info: List price $307,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family home (Clearwater plan)
• Exterior features: Living area of 2,098

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Active new construction plan (Clearwater)