Linfield Plan · Angleton, TX 77515

$261,990

4 bd · 2.0 ba · 1,655 sqft · SingleFamily · 98 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 +11.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• 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

🏗️ New construction. The $261,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $276,803.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $262k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (12.4% below list).
• Recommended offer: $230k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 1262 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 61d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $8k 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 98 days — a 9% lower offer ($238k) 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 $229,512 (12.4% 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 98 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.83% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $276,803
• List price: $261,990
• Delta: -5.35%
• 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
3631 Atlas Point Ln	0.20mi	3/2.0 (-1)	1,582 (-4%)	3mo	$224,990	$142	76
3622 Atlas Point Ln	0.24mi	4/2.0	1,776 (+7%)	4mo	$289,991	$163	74
3179 Savannah Rose Dr	0.54mi	4/2.0	1,670 (+1%)	1mo	$221,990	$133	73
2127 Mosaic Valley Ct	0.30mi	4/2.0	1,776 (+7%)	2mo	$239,990	$135	72
1531 Gentle Wind Ct	0.62mi	4/2.0	1,670 (+1%)	4mo	$221,940	$133	66
3187 Savannah Rose Dr	0.53mi	3/2.5 (-1)	1,689 (+2%)	1mo	$266,225	$158	64
1506 Gentle Wind Ct	0.67mi	4/2.0	1,670 (+1%)	4mo	$275,990	$165	64
3511 Atlas Point Ln	0.25mi	3/2.0 (-1)	1,880 (+14%)	3mo	$252,890	$135	58
1627 Windrose Bnd	0.44mi	3/2.0 (-1)	1,474 (-11%)	1mo	$211,990	$144	55
3154 Savannah Rose Dr	0.56mi	3/2.0 (-1)	1,474 (-11%)	2mo	$229,590	$156	49
3151 Savannah Rose Dr	0.59mi	3/2.0 (-1)	1,464 (-12%)	3mo	$207,390	$142	46
3139 Savannah Rose Dr	0.62mi	3/2.0 (-1)	1,474 (-11%)	4mo	$204,040	$138	45

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: -20.5%
• Equity multiple: 0.29×
• Total profit: $-55,366
• Equity at exit: $41,272

10-year hold

• IRR: -13.7%
• Equity multiple: 0.21×
• Total profit: $-61,538
• Equity at exit: $23,933

Cash invested: $77,505 (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: 92 active · 55 under contract
• Months of supply: 12.5 mo (8%/mo absorbed)
• Median asking: $266,400 ($152/sqft)
• Median days on market: 107 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +9.9% 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: 1262
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,295 high
• Mortgage (P&I): −$1,452
• Tax est. 1.5%: −$346 /mo · $4,152/yr
• Insurance: −$115
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-166

Break-even live

Break-even rent $2,506

Max offer price $252,748

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-71	+0% $-166	+5% $-262	+10% $-358
Rent	-10% $-348	-5% $-257	+0% $-166	+5% $-76	+10% $15
Rate	-1.0pp $-27	-0.5pp $-96	base $-166	+0.5pp $-238	+1.0pp $-311

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: $69,201
• Closing costs: $8,304
• 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	61d	1	0.22mi
3606 Atlas Point Ln Angleton, TX	3.0	2.0	1876	$2,175	$1.16	69d	1	0.22mi
3602 Atlas Point Ln Angleton, TX	4.0	3.0	1959	$2,500	$1.28	71d	1	0.22mi
2126 Mosaic Valley Ct Angleton, TX	4.0	2.0	1984	$2,300	$1.16	82d	1	0.28mi
3167 Savannah Rose Dr Angleton, TX	4.0	2.5	1834	$1,950	$1.06	6d	1	0.55mi
4 Stadium Dr Angleton, TX	1.0–3.0	1.0–2.0	1065	$1,810	$1.70	0d	12	0.93mi
513 Robin St Angleton, TX	4.0	2.0	1900	$2,495	$1.31	118d	1	1.22mi
1 Riverwood Circle Ct Angleton, TX	4.0	2.0	1847	$1,995	$1.08	33d	1	1.42mi
1316 Hospital Dr Angleton, TX	3.0	2.0	1650	$1,769	$1.07	11d	1	1.43mi

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)

Listing history 50 events

1. 2026-09-24
   days on market $261,990 Active 98 DOM
2. 2026-09-23
   days on market $261,990 Active 97 DOM
3. 2026-09-22
   days on market $261,990 Active 96 DOM
4. 2026-09-21
   days on market $261,990 Active 95 DOM
5. 2026-09-20
   days on market $261,990 Active 94 DOM
6. 2026-09-19
   days on market $261,990 Active 93 DOM
7. 2026-09-18
   days on market $261,990 Active 92 DOM
8. 2026-09-17
   days on market $261,990 Active 91 DOM
9. 2026-09-16
   days on market $261,990 Active 90 DOM
10. 2026-09-15
    days on market $261,990 Active 89 DOM
11. 2026-09-14
    days on market $261,990 Active 88 DOM
12. 2026-09-13
    days on market $261,990 Active 87 DOM
13. 2026-09-12
    days on market $261,990 Active 86 DOM
14. 2026-09-11
    days on market $261,990 Active 85 DOM
15. 2026-09-05
    days on market $261,990 Active 79 DOM
16. 2026-09-04
    days on market $261,990 Active 78 DOM
17. 2026-09-02
    pricedays on market $261,990 Active 76 DOM
18. 2026-08-31
    days on market $259,990 Active 74 DOM
19. 2026-08-29
    days on market $259,990 Active 72 DOM
20. 2026-08-28
    days on market $259,990 Active 71 DOM
21. 2026-08-27
    days on market $259,990 Active 70 DOM
22. 2026-08-25
    days on market $259,990 Active 68 DOM
23. 2026-08-24
    days on market $259,990 Active 67 DOM
24. 2026-08-23
    days on market $259,990 Active 66 DOM
25. 2026-08-22
    days on market $259,990 Active 65 DOM
26. 2026-08-21
    days on market $259,990 Active 64 DOM
27. 2026-08-20
    days on market $259,990 Active 63 DOM
28. 2026-08-19
    days on market $259,990 Active 62 DOM
29. 2026-08-18
    days on market $259,990 Active 61 DOM
30. 2026-08-17
    days on market $259,990 Active 60 DOM
31. 2026-08-16
    days on market $259,990 Active 59 DOM
32. 2026-08-15
    days on market $259,990 Active 58 DOM
33. 2026-08-14
    days on market $259,990 Active 57 DOM
34. 2026-08-13
    days on market $259,990 Active 56 DOM
35. 2026-08-12
    days on market $259,990 Active 55 DOM
36. 2026-08-11
    days on market $259,990 Active 54 DOM
37. 2026-08-10
    days on market $259,990 Active 53 DOM
38. 2026-08-09
    days on market $259,990 Active 52 DOM
39. 2026-08-08
    pricedays on market $259,990 Active 51 DOM
40. 2026-08-06
    days on market $264,990 Active 49 DOM
41. 2026-08-05
    days on market $264,990 Active 48 DOM
42. 2026-08-04
    days on market $264,990 Active 47 DOM
43. 2026-08-03
    days on market $264,990 Active 46 DOM
44. 2026-07-31
    days on market $264,990 Active 43 DOM
45. 2026-07-30
    days on market $264,990 Active 42 DOM
46. 2026-07-30
    days on market $264,990 Active 41 DOM
47. 2026-07-28
    pricedays on market $264,990 Active 40 DOM
48. 2026-07-26
    days on market $269,990 Active 38 DOM
49. 2026-07-24
    days on market $269,990 Active 36 DOM
50. 2026-07-23
    days on market $269,990 Active 35 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: $27,541
• − Mortgage interest: −$15,505
• − Property taxes: −$4,152
• − Insurance: −$2,182
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$8,052
• Taxable loss: −$6,756
• Est. tax savings @ 24.0%: +$1,622
• After-tax cash flow: $-373/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. ↑

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

• 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)