8035 Topaz Ridge Dr · Angleton, TX 77515

$212,990

3 bd · 2.0 ba · 1,629 sqft · SingleFamily · 44 Days on market

Built 2026 Good condition $83/mo HOA · 5% of rent ↓ 11% since listing

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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).

• ARV discount +7.5/15.0
• Cash flow +5.1/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

New Construction Lennar Houston Home - The Frey Floor Plan - 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 in a rear of the home and comes complete with an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Open layout
• Covered patio

Tags

• OPEN LAYOUT
• COVERED PATIO
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• HOA & community: Community amenities include clubhouse, park, pool and trails; Association management: nframark, LLC/Myla Moon; Association fee of $1,000 annually

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Single-level entry (First floor living shown)
• Construction: Built in 2026; Brick construction; Composition roof; Slab foundation
• Exterior features: Subdivision lot; Association pool

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas range
• Bedrooms: Primary bedroom (First floor); Bedroom (First floor); Bedroom (First floor)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air (electric and gas)
• Interior features: Breakfast bar; Double vanity; Kitchen open to family room; Tub with shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $212,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $268,265.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $213k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-621 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (21.8% below list).
• Recommended offer: $167k (21.8% 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: 932 active listings in the ZIP; solid renter incomes; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

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 44 days — a 3% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,627 (21.8% 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 44 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.62% ✗
• Cap rate: 3.52%
• Cash-on-cash: -9.91%
• DSCR: 0.56
• GRM: 13.4

CMA / ARV

• ARV (median comp): $268,265
• List price: $212,990
• Delta: -20.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7922 Jasper Meadows Way	0.10mi	4/2.0 (+1)	1,751 (+8%)	3mo	$324,390	$185	76
7811 Jade Crest Dr	0.62mi	3/2.0	1,602 (-2%)	2mo	$270,825	$169	67
3130 Diamond View Ln	0.67mi	3/2.0	1,769 (+9%)	0mo	$283,240	$160	54
7815 Jade Crest Dr	0.61mi	4/2.0 (+1)	1,749 (+7%)	2mo	$270,325	$155	53
3135 Diamond View Ln	0.70mi	3/2.0	1,429 (-12%)	1mo	$266,540	$187	46
3123 Diamond View Ln	0.71mi	3/2.0	1,429 (-12%)	1mo	$265,990	$186	45
3111 Diamond View Ln	0.72mi	3/2.0	1,429 (-12%)	1mo	$264,990	$185	45
3138 Diamond View Ln	0.66mi	4/2.0 (+1)	1,827 (+12%)	1mo	$294,540	$161	43
3118 Diamond View Ln	0.69mi	4/2.0 (+1)	1,827 (+12%)	1mo	$293,990	$161	42

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: -34.1%
• Equity multiple: -0.10×
• Total profit: $-82,918
• Equity at exit: $39,999

10-year hold

• IRR: -42.7%
• Equity multiple: -0.63×
• Total profit: $-122,788
• Equity at exit: $23,195

Cash invested: $75,114 (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: 932
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,666 medium
• Mortgage (P&I): −$1,407
• Tax est. 1.5%: −$335 /mo · $4,024/yr
• Insurance: −$112
• HOA: −$83
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-621

Break-even live

Break-even rent $2,452

Max offer price $178,468

Occupancy floor —

Sensitivity live

Price	-10% $-435	-5% $-528	+0% $-621	+5% $-713	+10% $-806
Rent	-10% $-752	-5% $-686	+0% $-621	+5% $-555	+10% $-489
Rate	-1.0pp $-485	-0.5pp $-552	base $-621	+0.5pp $-690	+1.0pp $-761

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: $67,066
• Closing costs: $8,048
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 18 events

1. 2026-06-18
   status $212,990 Pending 44 DOM
2. 2026-06-18
   days on market $212,990 Active 44 DOM
3. 2026-06-17
   days on market $212,990 Active 43 DOM
4. 2026-06-16
   days on market $212,990 Active 42 DOM
5. 2026-06-15
   remarks 618-char remark
6. 2026-06-15
   days on market $212,990 Active 41 DOM
7. 2026-06-13
   pricedays on market $212,990 Active 39 DOM
8. 2026-06-09
   days on market $226,390 Active 35 DOM
9. 2026-06-08
   days on market $226,390 Active 34 DOM
10. 2026-06-07
    days on market $226,390 Active 33 DOM
11. 2026-06-04
    days on market $226,390 Active 30 DOM
12. 2026-06-03
    days on market $226,390 Active 29 DOM
13. 2026-06-02
    days on market $226,390 Active 28 DOM
14. 2026-06-01
    days on market $226,390 Active 27 DOM
15. 2026-05-31
    days on market $226,390 Active 26 DOM
16. 2026-05-14
    price $226,390 582-char remark
17. 2026-05-07
    price $235,290 582-char remark
18. 2026-05-05
    listed $239,690 Active 582-char remark

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 25 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: $19,995
• − Mortgage interest: −$15,027
• − Property taxes: −$4,024
• − Insurance: −$1,341
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − HOA: −$996
• − Depreciation: −$7,804
• Taxable loss: −$12,396
• Est. tax savings @ 24.0%: +$2,975
• After-tax cash flow: $-4,472/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 · 27 photos

Good 80/100 Cosmetic rehab

This single-story home features a modern open layout with good condition and minimal repairs needed. It's move-in ready with a good curb appeal and potential for value enhancement through exterior painting and window cleaning.

Value-add opportunities

• Both Paint the exterior brick — Enhances curb appeal and value
• Both Replace the front door — Improves security and aesthetics
• Both Clean the windows — Enhances natural light and overall appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior brick — Enhances curb appeal and value ↑
• Both Replace the front door — Improves security and aesthetics ↑
• Both Clean the windows — Enhances natural light and overall appearance ↑

ⓘ 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

Price history

-11.1% since first listed

5 events — show timeline

• 2026-06-12 Price Changed $212,990 HARMLS
• 2026-06-11 Price Changed $213,990 HARMLS
• 2026-05-14 Price Changed $226,390 HARMLS
• 2026-05-07 Price Changed $235,290 HARMLS
• 2026-05-05 Listed $239,690 HARMLS