Linfield Plan · Angleton, TX 77515

$269,990

4 bd · 2.0 ba · 1,655 sqft · SingleFamily · 1 Days on market

Excellent condition

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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 +11.4/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This new four-bedroom home showcases a modern layout contained to a convenient single level. An open-concept floorplan with access to a covered patio promotes effortless entertaining and multitasking. Three secondary bedrooms can be found at the back of the home, and the luxurious owner's suite is tucked away to the side for enhanced comfort and privacy, complete with an en-suite bathroom and generous walk-in closet.

Key facts

• Walk-in closet
• Modern layout
• Covered patio

Tags

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

Property features AI

Finance

• Other: Listed as Active with list price $269,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: New construction plan (Linfield)
• Exterior features: Located at 3622 Compass Pointe Ct, Angleton, TX 77515

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1,655 finished living area)

🏗️ New construction. The $269,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $286,315.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/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 $238k (11.8% below list).
• Recommended offer: $238k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.0% 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: schools D, 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.
• Market conditions: 921 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: 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 $238,073 (11.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.83% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $286,315
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3622 Atlas Point Ln	0.24mi	4/2.0	1,776 (+7%)	1mo	$289,991	$163	76
3610 Atlas Point Ln	0.24mi	4/2.0	1,776 (+7%)	1mo	$291,990	$164	76
3503 Atlas Point Ln	0.26mi	3/2.0 (-1)	1,792 (+8%)	2mo	$312,990	$175	68
1506 Gentle Wind Ct	0.67mi	4/2.0	1,670 (+1%)	1mo	$275,990	$165	66
2131 Mosaic Valley Ct	0.31mi	3/2.0 (-1)	1,792 (+8%)	2mo	$311,990	$174	66
2935 Summer Breeze Way	0.68mi	4/2.0	1,670 (+1%)	2mo	$275,990	$165	65
2142 Mosaic Valley Ct	0.35mi	3/2.0 (-1)	1,792 (+8%)	2mo	$312,990	$175	63
3606 Atlas Point Ln	0.24mi	3/2.0 (-1)	1,876 (+13%)	1mo	$296,990	$158	61
2135 Mosaic Valley Ct	0.31mi	3/2.0 (-1)	1,880 (+14%)	2mo	$325,990	$173	56
3139 Savannah Rose Dr	0.62mi	3/2.0 (-1)	1,474 (-11%)	1mo	$204,040	$138	47
1535 Gentle Wind Ct	0.62mi	3/2.0 (-1)	1,474 (-11%)	2mo	$259,990	$176	46
2927 Summer Breeze Way	0.70mi	3/2.0 (-1)	1,464 (-12%)	3mo	$257,990	$176	41

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-52,593
• Equity at exit: $42,690

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-53,678
• Equity at exit: $24,755

Cash invested: $80,168 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,381 medium
• Mortgage (P&I): −$1,501
• Tax est. 1.5%: −$358 /mo · $4,295/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-98

Break-even live

Break-even rent $2,505

Max offer price $272,152

Occupancy floor 99%

Sensitivity live

Price	-10% $100	-5% $1	+0% $-98	+5% $-197	+10% $-296
Rent	-10% $-286	-5% $-192	+0% $-98	+5% $-4	+10% $90
Rate	-1.0pp $46	-0.5pp $-25	base $-98	+0.5pp $-172	+1.0pp $-248

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: $71,579
• Closing costs: $8,589
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	2d	1	0.22mi
513 Robin St Angleton, TX	4.0	2.0	1900	$2,495	$1.31	22d	1	1.22mi

Listing history 2 events

1. 2026-06-18
   remarks 420-char remark
2. 2026-06-18
   listed $269,990 Active 1 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 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: $28,569
• − Mortgage interest: −$16,038
• − Property taxes: −$4,295
• − Insurance: −$1,432
• − Repairs & maintenance: −$2,286
• − Management: −$2,286
• − Depreciation: −$8,329
• Taxable loss: −$6,096
• Est. tax savings @ 24.0%: +$1,463
• After-tax cash flow: $288/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 · 13 photos

Excellent 95/100 None rehab

This modern, single-level home is in excellent condition with no visible repairs needed. It offers a great opportunity for a potential buyer or renter looking for a move-in-ready property with high curb appeal and modern features.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and make the home look more inviting.
• Resale Updating the flooring — New flooring can improve the overall look and feel of the home.
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to both buyers and renters.
• Resale Landscaping improvements — A well-maintained yard can enhance the home's curb appeal and make it more attractive to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and make the home look more inviting. ↑
• Resale Updating the flooring — New flooring can improve the overall look and feel of the home. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to both buyers and renters. ↑
• Resale Landscaping improvements — A well-maintained yard can enhance the home's curb appeal and make it more attractive to potential buyers. ↑

ⓘ 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