BRISTOL Plan · Angleton, TX 77515

$315,900

5 bd · 2.5 ba · 2,439 sqft · SingleFamily · 107 Days on market

Good condition 2-car garage

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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 +6.1/30.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

The two-story Bristol floor plan is the answer for the home buyer looking for a spacious home to meet their needs. The primary suite is privately situated on the first floor, separate from the secondary bedrooms in the home. The 5th bedroom is also located on the first floor, offering flexibility in how to use the space - if not an additional bedroom, a home office or nursery are some ideas that come to mind! Combined formals with an island kitchen make the Bristol a modern open-concept design that is so popular with today's home buyer. And the upstairs gameroom offers a secondary entertainment space for the home.

Key facts

• Island kitchen
• Primary suite
• Upstairs gameroom

Tags

• PRIMARY SUITE
• ISLAND KITCHEN
• UPSTAIRS GAMEROOM

🏗️ New construction. The $315,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $373,116.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $316k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-769 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (24.8% below list).
• Recommended offer: $238k (24.8% 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: 1262 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 72d 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 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 $3k of loan paydown is wiped out by about $11k 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 107 days — a 9% lower offer ($287k) 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 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,525 (24.8% 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 107 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.64% ✗
• Cap rate: 4.03%
• Cash-on-cash: -8.06%
• DSCR: 0.64
• GRM: 13.1

CMA / ARV

• ARV (median comp): $373,116
• List price: $315,900
• Delta: -15.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1577 Elm Ct	0.07mi	4/2.5 (-1)	2,625 (+8%)	1mo	$399,950	$152	78
1934 Stargazer Ln	0.67mi	4/2.5 (-1)	2,406 (-1%)	0mo	$324,990	$135	61
177 Bayou Bend Blvd	0.41mi	4/2.5 (-1)	2,218 (-9%)	2mo	$339,000	$153	59
101 Bayou Bend Ct	0.32mi	4/2.0 (-1)	2,124 (-13%)	1mo	$315,000	$148	56
3 Chuckwagon Ct	0.59mi	4/2.0 (-1)	2,297 (-6%)	1mo	$175,000	$76	55
3515 Atlas Point Ln	0.74mi	4/3.0 (-1)	2,410 (-1%)	2mo	$251,001	$104	55
110 Kelly St	0.72mi	4/2.5 (-1)	2,267 (-7%)	0mo	$269,999	$119	50
1922 Starlight St	0.61mi	4/3.0 (-1)	2,229 (-9%)	1mo	$269,990	$121	49
1008 S Belle Dr	0.70mi	4/2.0 (-1)	2,282 (-6%)	2mo	$369,900	$162	48
1935 Starlight St	0.65mi	4/3.0 (-1)	2,229 (-9%)	2mo	$273,990	$123	47
1942 Stargazer Ln	0.68mi	4/3.0 (-1)	2,074 (-15%)	1mo	$284,990	$137	36
1951 Starlight St	0.69mi	4/2.0 (-1)	2,081 (-15%)	2mo	$263,990	$127	35

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: -31.9%
• Equity multiple: -0.05×
• Total profit: $-109,332
• Equity at exit: $55,633

10-year hold

• IRR: -36.3%
• Equity multiple: -0.51×
• Total profit: $-157,922
• Equity at exit: $32,260

Cash invested: $104,473 (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: 118 active · 65 under contract
• Months of supply: 13.1 mo (8%/mo absorbed)
• Median asking: $306,490 ($140/sqft)
• Median days on market: 110 d
• This list price: 57% of active listings are priced below it
• ARV vs active asking: +9.4% 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: 11.1×

Monthly cashflow live

• Estimated rent: $2,375 high
• Mortgage (P&I): −$1,957
• Tax est. 1.5%: −$466 /mo · $5,597/yr
• Insurance: −$155
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-769

Break-even live

Break-even rent $3,348

Max offer price $261,908

Occupancy floor —

Sensitivity live

Price	-10% $-511	-5% $-640	+0% $-769	+5% $-897	+10% $-1,026
Rent	-10% $-956	-5% $-862	+0% $-769	+5% $-675	+10% $-581
Rate	-1.0pp $-581	-0.5pp $-674	base $-769	+0.5pp $-865	+1.0pp $-964

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: $93,279
• Closing costs: $11,193
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3167 Savannah Rose Dr Angleton, TX	4.0	2.5	1834	$1,950	$1.06	6d	1	0.15mi
513 Robin St Angleton, TX	4.0	2.0	1900	$2,495	$1.31	118d	1	0.67mi
1927 Stargazer Ln Angleton, TX	5.0	4.0	3244	$2,900	$0.89	24d	1	0.69mi
1 Riverwood Circle Ct Angleton, TX	4.0	2.0	1847	$1,995	$1.08	33d	1	0.76mi
3602 Atlas Point Ln Angleton, TX	4.0	3.0	1959	$2,500	$1.28	71d	1	0.83mi
2126 Mosaic Valley Ct Angleton, TX	4.0	2.0	1984	$2,300	$1.16	82d	1	0.84mi

Property features AI

Finance

• Financial info: List price: $315,900

Exterior

• Parking: 2 total parking spaces including a 2-car garage
• Home design: Bristol plan (new construction)
• Exterior features: Property located in Angleton, TX (Elm Estates area listed)Living area of the BRISTOL plan: 2439

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open living area (model/plan: BRISTOL)Plan is new construction

Listing history 50 events

1. 2026-09-24
   days on market $315,900 Active 107 DOM
2. 2026-09-23
   days on market $315,900 Active 106 DOM
3. 2026-09-22
   days on market $315,900 Active 105 DOM
4. 2026-09-21
   days on market $315,900 Active 104 DOM
5. 2026-09-20
   days on market $315,900 Active 103 DOM
6. 2026-09-19
   days on market $315,900 Active 102 DOM
7. 2026-09-18
   days on market $315,900 Active 101 DOM
8. 2026-09-17
   days on market $315,900 Active 100 DOM
9. 2026-09-16
   days on market $315,900 Active 99 DOM
10. 2026-09-15
    days on market $315,900 Active 98 DOM
11. 2026-09-14
    days on market $315,900 Active 97 DOM
12. 2026-09-13
    days on market $315,900 Active 96 DOM
13. 2026-09-12
    days on market $315,900 Active 95 DOM
14. 2026-09-11
    days on market $315,900 Active 94 DOM
15. 2026-09-05
    days on market $315,900 Active 88 DOM
16. 2026-09-04
    days on market $315,900 Active 87 DOM
17. 2026-09-02
    days on market $315,900 Active 85 DOM
18. 2026-08-31
    days on market $315,900 Active 83 DOM
19. 2026-08-29
    days on market $315,900 Active 81 DOM
20. 2026-08-28
    days on market $315,900 Active 80 DOM
21. 2026-08-27
    days on market $315,900 Active 79 DOM
22. 2026-08-25
    days on market $315,900 Active 77 DOM
23. 2026-08-24
    days on market $315,900 Active 76 DOM
24. 2026-08-23
    days on market $315,900 Active 75 DOM
25. 2026-08-22
    days on market $315,900 Active 74 DOM
26. 2026-08-21
    days on market $315,900 Active 73 DOM
27. 2026-08-20
    days on market $315,900 Active 72 DOM
28. 2026-08-19
    days on market $315,900 Active 71 DOM
29. 2026-08-18
    days on market $315,900 Active 70 DOM
30. 2026-08-17
    days on market $315,900 Active 69 DOM
31. 2026-08-16
    days on market $315,900 Active 68 DOM
32. 2026-08-15
    days on market $315,900 Active 67 DOM
33. 2026-08-14
    days on market $315,900 Active 66 DOM
34. 2026-08-13
    days on market $315,900 Active 65 DOM
35. 2026-08-12
    days on market $315,900 Active 64 DOM
36. 2026-08-11
    days on market $315,900 Active 63 DOM
37. 2026-08-10
    days on market $315,900 Active 62 DOM
38. 2026-08-09
    days on market $315,900 Active 61 DOM
39. 2026-08-08
    days on market $315,900 Active 60 DOM
40. 2026-08-06
    days on market $315,900 Active 58 DOM
41. 2026-08-05
    days on market $315,900 Active 57 DOM
42. 2026-08-04
    days on market $315,900 Active 56 DOM
43. 2026-08-03
    days on market $315,900 Active 55 DOM
44. 2026-07-31
    days on market $315,900 Active 52 DOM
45. 2026-07-30
    days on market $315,900 Active 51 DOM
46. 2026-07-30
    days on market $315,900 Active 50 DOM
47. 2026-07-28
    days on market $315,900 Active 49 DOM
48. 2026-07-26
    days on market $315,900 Active 47 DOM
49. 2026-07-24
    days on market $315,900 Active 45 DOM
50. 2026-07-23
    days on market $315,900 Active 44 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥111°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: $28,503
• − Mortgage interest: −$20,900
• − Property taxes: −$5,597
• − Insurance: −$2,663
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − Depreciation: −$10,854
• Taxable loss: −$16,072
• Est. tax savings @ 24.0%: +$3,857
• After-tax cash flow: $-5,365/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $12,195–$36,585 screening

This two-story Bristol floor plan is in good condition with a modern kitchen and bathrooms. It has a well-maintained exterior and landscaping, making it a good candidate for cosmetic upgrades to enhance its value.

Value-add opportunities

• Both Painting the exterior brick and repainting the interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

• Census place: Angleton, TX
• 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

• Financial info: List price: $315,900

Exterior

• Parking: 2 total parking spaces including a 2-car garage
• Home design: Bristol plan (new construction)
• Exterior features: Property located in Angleton, TX (Elm Estates area listed)Living area of the BRISTOL plan: 2439

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open living area (model/plan: BRISTOL)Plan is new construction