2212 S Highway 288b · Angleton, TX 77515

$149,900

3 bd · 1.0 ba · 1,088 sqft · Land · 65 Days on market

Built 1945 Poor condition 5,227 sqft lot $138/sqft · 5% above area Est $142k · 5% over

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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 +21.6/30.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• ARV discount +5.1/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Position your investment for success with this exceptional highway-front property located along highly traveled Business 288 in Angleton. Offering direct frontage and easy access, this property delivers outstanding visibility and exposure—perfect for a wide range of commercial or development opportunities. Situated in the growing Brazoria County area, this site benefits from steady daily traffic and a strategic location just minutes from key local amenities, making it ideal for retail, office space, service businesses, or future development. Whether you're an investor, developer, or business owner, this property provides the accessibility and location advantage needed to stand out and succeed.

Key facts

• 5,227 sq ft lot
• Built 1945
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $150k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 932 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 65 days — a 6% lower offer ($141k) 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.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.07% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.50%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $142,185
• List price: $149,900
• Delta: 5.43%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-9,781
• Equity at exit: $22,351

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $10,234
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,599 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $227

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 81%

Sensitivity live

Price	-10% $331	-5% $279	+0% $227	+5% $176	+10% $124
Rent	-10% $101	-5% $164	+0% $227	+5% $291	+10% $354
Rate	-1.0pp $303	-0.5pp $266	base $227	+0.5pp $189	+1.0pp $149

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 N Parrish St Angleton, TX	2.0	1.0	1000	$875	$0.88	4d	1	0.94mi
941 S Walker St Angleton, TX	3.0	1.0	1033	$1,435	$1.39	23d	1	1.31mi

Listing history 18 events

1. 2026-06-21
   days on market $149,900 Active 65 DOM
2. 2026-06-18
   days on market $149,900 Active 62 DOM
3. 2026-06-17
   days on market $149,900 Active 61 DOM
4. 2026-06-16
   days on market $149,900 Active 60 DOM
5. 2026-06-15
   days on market $149,900 Active 59 DOM
6. 2026-06-13
   days on market $149,900 Active 57 DOM
7. 2026-06-09
   days on market $149,900 Active 53 DOM
8. 2026-06-08
   days on market $149,900 Active 52 DOM
9. 2026-06-07
   days on market $149,900 Active 51 DOM
10. 2026-06-04
    days on market $149,900 Active 48 DOM
11. 2026-06-03
    days on market $149,900 Active 47 DOM
12. 2026-06-02
    days on market $149,900 Active 46 DOM
13. 2026-06-01
    days on market $149,900 Active 45 DOM
14. 2026-05-31
    days on market $149,900 Active 44 DOM
15. 2026-04-17
    status Active 708-char remark

    Show marketing remark (708 chars)

    Position your investment for success with this exceptional highway-front property located along highly traveled Business 288 in Angleton. Offering direct frontage and easy access, this property delivers outstanding visibility and exposure—perfect for a wide range of commercial or development opportunities. Situated in the growing Brazoria County area, this site benefits from steady daily traffic and a strategic location just minutes from key local amenities, making it ideal for retail, office space, service businesses, or future development. Whether you're an investor, developer, or business owner, this property provides the accessibility and location advantage needed to stand out and succeed.

16. 2026-04-17
    listed $149,900 Active

    Show marketing remark (708 chars)

    Position your investment for success with this exceptional highway-front property located along highly traveled Business 288 in Angleton. Offering direct frontage and easy access, this property delivers outstanding visibility and exposure—perfect for a wide range of commercial or development opportunities. Situated in the growing Brazoria County area, this site benefits from steady daily traffic and a strategic location just minutes from key local amenities, making it ideal for retail, office space, service businesses, or future development. Whether you're an investor, developer, or business owner, this property provides the accessibility and location advantage needed to stand out and succeed.

17. 2026-04-16
    listed $149,900 Active 708-char remark

    Show marketing remark (708 chars)

    Position your investment for success with this exceptional highway-front property located along highly traveled Business 288 in Angleton. Offering direct frontage and easy access, this property delivers outstanding visibility and exposure—perfect for a wide range of commercial or development opportunities. Situated in the growing Brazoria County area, this site benefits from steady daily traffic and a strategic location just minutes from key local amenities, making it ideal for retail, office space, service businesses, or future development. Whether you're an investor, developer, or business owner, this property provides the accessibility and location advantage needed to stand out and succeed.

18. 2026-04-16
    listed $149,900 Active

    Show marketing remark (708 chars)

    Position your investment for success with this exceptional highway-front property located along highly traveled Business 288 in Angleton. Offering direct frontage and easy access, this property delivers outstanding visibility and exposure—perfect for a wide range of commercial or development opportunities. Situated in the growing Brazoria County area, this site benefits from steady daily traffic and a strategic location just minutes from key local amenities, making it ideal for retail, office space, service businesses, or future development. Whether you're an investor, developer, or business owner, this property provides the accessibility and location advantage needed to stand out and succeed.

ⓘ 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 10/10 Extreme 7 d/yr ≥110°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: $19,190
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$4,361
• Taxable income: $364
• Est. tax owed @ 24.0%: −$87
• After-tax cash flow: $2,642/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 · 7 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including roof replacement, exterior repairs, and landscaping. Significant improvements are needed to increase its resale and rental value.

Repairs flagged

• Major roof — Significant rust and potential leaks
• Major exterior walls — Significant rust and general disrepair
• Major landscaping — Overgrown vegetation needs trimming

Value-add opportunities

• Both landscaping and exterior repairs — Improves curb appeal and property value
• Both HVAC replacement — Enhances comfort and energy efficiency
• Both roof replacement — Fixes potential leaks and improves property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant rust and potential leaks	Major	$15,000–50,000
exterior walls · Significant rust and general disrepair	Major	$15,000–50,000
landscaping · Overgrown vegetation needs trimming	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and exterior repairs — Improves curb appeal and property value ↑
• Both HVAC replacement — Enhances comfort and energy efficiency ↑
• Both roof replacement — Fixes potential leaks and improves property value ↑

ⓘ 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

• Census place: Angleton, TX
• 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

+0.0% since first listed

4 events — show timeline

• 2026-04-17 Relisted — BCBR
• 2026-04-17 Listed $149,900 HARMLS
• 2026-04-16 Listed $149,900 BCBR
• 2026-04-16 Listed $149,900 BCBR