3219 Diamond View Ln · Angleton, TX 77515

$229,990

3 bd · 2.0 ba · 1,429 sqft · SingleFamily · 98 Days on market

Built 2026 Excellent condition Garage $83/mo HOA · 5% of rent ↓ 10% 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 +5.3/30.0
• Condition / age +5.0/5.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

From the front porch, you enter into the foyer and are immediately welcomed into the open family room, dining area, and kitchen. Just off the kitchen is the primary bedroom, which includes a primary bath, walk-in closet, and convenient access to the laundry room. The family room opens to a back patio, perfect for outdoor relaxation. On the opposite side of the kitchen, you'll find two additional bedrooms that share a full bath, along with access to the two-car garage.

Key facts

• 2 garage spots
• Built 2026
• Listed 97 days

🏗️ New construction. The $229,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $265,490.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-658 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (26.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (27.0% below list).
• Recommended offer: $168k (27.0% 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: 1104 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 98 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $167,891 (27.0% 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 27% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.63% ✗
• Cap rate: 3.62%
• Cash-on-cash: -9.55%
• DSCR: 0.58
• GRM: 13.2

CMA / ARV

• ARV (median comp): $265,490
• List price: $229,990
• Delta: -13.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3135 Diamond View Ln	0.06mi	3/2.0	1,429 (0%)	3mo	$266,540	$187	95
3123 Diamond View Ln	0.09mi	3/2.0	1,429 (0%)	3mo	$265,990	$186	94
3111 Diamond View Ln	0.12mi	3/2.0	1,429 (0%)	2mo	$264,990	$185	93
7831 Morganite Mist Dr	0.14mi	3/2.0	1,629 (+14%)	1mo	$212,990	$131	69
7914 Jasper Meadows Way	0.29mi	3/2.0	1,602 (+12%)	1mo	$231,490	$145	65
7811 Jade Crest Dr	0.30mi	3/2.0	1,602 (+12%)	3mo	$270,825	$169	63
8035 Topaz Ridge Dr	0.66mi	3/2.0	1,629 (+14%)	0mo	$212,990	$131	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: -35.5%
• Equity multiple: -0.14×
• Total profit: $-84,803
• Equity at exit: $39,585

10-year hold

• IRR: -47.1%
• Equity multiple: -0.71×
• Total profit: $-127,321
• Equity at exit: $22,955

Cash invested: $74,337 (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: 15 active · 10 under contract
• Months of supply: 6.4 mo (16%/mo absorbed)
• Median asking: $284,290 ($172/sqft)
• Median days on market: 73 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +8.2% 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: 1104
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,679 medium
• Mortgage (P&I): −$1,392
• Tax est. 1.5%: −$332 /mo · $3,982/yr
• Insurance: −$111
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$83
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-658

Break-even live

Break-even rent $2,512

Max offer price $170,296

Occupancy floor —

Sensitivity live

Price	-10% $-474	-5% $-566	+0% $-658	+5% $-750	+10% $-841
Rent	-10% $-790	-5% $-724	+0% $-658	+5% $-592	+10% $-525
Rate	-1.0pp $-524	-0.5pp $-590	base $-658	+0.5pp $-727	+1.0pp $-797

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: $66,372
• Closing costs: $7,965
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Builder: Starlight Homes
• HOA & community: Community managed by InframarkAnnual association fee

Exterior

• Parking: Attached garage2 garage spaces
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential propertyNew construction (under construction)Full ownershipSlab foundationComposition roof
• Construction: Brick constructionBuilt in 2026Slab foundationComposition roof
• Exterior features: DeckPatioFully fenced backyardBack yard fencingSubdivision lot

Interior

• Kitchen: DishwasherDisposalGas ovenGas rangeMicrowave
• Bedrooms: Primary bedroom (First level) — 14 x 13Bedroom (First level) — 12 x 11Bedroom (First level) — 11 x 10
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Breakfast barGranite countersHigh ceilingsKitchen islandKitchen/family room comboPantrySelf-closing cabinet doors and drawersSeparate showerTub/shower combinationProgrammable thermostatLow emissivity windowsVentilation for improved indoor air quality
• Laundry & utility: Washer hookupElectric dryer hookup

Listing history 40 events

1. 2026-08-08
   days on market $229,990 Active 98 DOM
2. 2026-08-06
   days on market $229,990 Active 96 DOM
3. 2026-08-05
   days on market $229,990 Active 95 DOM
4. 2026-08-04
   days on market $229,990 Active 94 DOM
5. 2026-08-03
   pricestatus $229,990 Active 93 DOM
6. 2026-07-10
   status $239,990 Pending 93 DOM
7. 2026-07-09
   days on market $239,990 Active 93 DOM
8. 2026-07-07
   days on market $239,990 Active 91 DOM
9. 2026-07-06
   days on market $239,990 Active 90 DOM
10. 2026-07-06
    days on market $239,990 Active 89 DOM
11. 2026-07-05
    days on market $239,990 Active 88 DOM
12. 2026-07-03
    days on market $239,990 Active 87 DOM
13. 2026-07-02
    days on market $239,990 Active 86 DOM
14. 2026-07-01
    days on market $239,990 Active 85 DOM
15. 2026-06-30
    days on market $239,990 Active 84 DOM
16. 2026-06-29
    days on market $239,990 Active 83 DOM
17. 2026-06-28
    days on market $239,990 Active 82 DOM
18. 2026-06-27
    days on market $239,990 Active 81 DOM
19. 2026-06-26
    days on market $239,990 Active 80 DOM
20. 2026-06-24
    pricedays on market $239,990 Active 78 DOM

    Show marketing remark (472 chars)

    From the front porch, you enter into the foyer and are immediately welcomed into the open family room, dining area, and kitchen. Just off the kitchen is the primary bedroom, which includes a primary bath, walk-in closet, and convenient access to the laundry room. The family room opens to a back patio, perfect for outdoor relaxation. On the opposite side of the kitchen, you'll find two additional bedrooms that share a full bath, along with access to the two-car garage.

21. 2026-06-22
    days on market $244,990 Active 76 DOM
22. 2026-06-21
    days on market $244,990 Active 75 DOM
23. 2026-06-18
    days on market $244,990 Active 72 DOM
24. 2026-06-17
    days on market $244,990 Active 71 DOM
25. 2026-06-16
    days on market $244,990 Active 70 DOM
26. 2026-06-15
    days on market $244,990 Active 69 DOM
27. 2026-06-13
    days on market $244,990 Active 67 DOM
28. 2026-06-09
    days on market $244,990 Active 63 DOM
29. 2026-06-08
    days on market $244,990 Active 62 DOM
30. 2026-06-07
    days on market $244,990 Active 61 DOM
31. 2026-06-04
    days on market $244,990 Active 58 DOM
32. 2026-06-03
    days on market $244,990 Active 57 DOM
33. 2026-06-02
    days on market $244,990 Active 56 DOM
34. 2026-06-01
    days on market $244,990 Active 55 DOM
35. 2026-05-31
    days on market $244,990 Active 54 DOM
36. 2026-05-15
    price $246,990 472-char remark

    Show marketing remark (472 chars)

    From the front porch, you enter into the foyer and are immediately welcomed into the open family room, dining area, and kitchen. Just off the kitchen is the primary bedroom, which includes a primary bath, walk-in closet, and convenient access to the laundry room. The family room opens to a back patio, perfect for outdoor relaxation. On the opposite side of the kitchen, you'll find two additional bedrooms that share a full bath, along with access to the two-car garage.

37. 2026-05-04
    price $246,990 825-char remark
38. 2026-04-10
    listed $242,990 Active 472-char remark

    Show marketing remark (472 chars)

    From the front porch, you enter into the foyer and are immediately welcomed into the open family room, dining area, and kitchen. Just off the kitchen is the primary bedroom, which includes a primary bath, walk-in closet, and convenient access to the laundry room. The family room opens to a back patio, perfect for outdoor relaxation. On the opposite side of the kitchen, you'll find two additional bedrooms that share a full bath, along with access to the two-car garage.

39. 2026-04-09
    price $242,990 825-char remark
40. 2026-04-07
    listed $267,290 Active 825-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 9/10 Extreme FEMA zone X (shaded) · 99% 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: $20,147
• − Mortgage interest: −$14,872
• − Property taxes: −$3,982
• − Insurance: −$2,125
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − HOA: −$996
• − Depreciation: −$7,723
• Taxable loss: −$12,775
• Est. tax savings @ 24.0%: +$3,066
• After-tax cash flow: $-4,828/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 · 12 photos

Excellent 100/100 None rehab

This brand new single-story home is move-in ready with an excellent condition score and modern finishes. It offers a great value for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood flooring in bedrooms — Hardwood flooring is more durable and adds value ↑
• Both Install smart home automation — Modernizes home and adds convenience ↑

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Rancho Isabella El F TX #1,155/4,322 Nat'l #16,061/41,679 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: Builder: Starlight Homes
• HOA & community: Community managed by InframarkAnnual association fee

Exterior

• Parking: Attached garage2 garage spaces
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential propertyNew construction (under construction)Full ownershipSlab foundationComposition roof
• Construction: Brick constructionBuilt in 2026Slab foundationComposition roof
• Exterior features: DeckPatioFully fenced backyardBack yard fencingSubdivision lot

Interior

• Kitchen: DishwasherDisposalGas ovenGas rangeMicrowave
• Bedrooms: Primary bedroom (First level) — 14 x 13Bedroom (First level) — 12 x 11Bedroom (First level) — 11 x 10
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Breakfast barGranite countersHigh ceilingsKitchen islandKitchen/family room comboPantrySelf-closing cabinet doors and drawersSeparate showerTub/shower combinationProgrammable thermostatLow emissivity windowsVentilation for improved indoor air quality
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

-10.2% since first listed

9 events — show timeline

• 2026-06-24 Price Changed $239,990 Zillow
• 2026-06-23 Price Changed $239,990 HARMLS
• 2026-05-28 Price Changed $244,990 Zillow
• 2026-05-21 Price Changed $244,990 HARMLS
• 2026-05-15 Price Changed $246,990 Zillow
• 2026-05-04 Price Changed $246,990 HARMLS
• 2026-04-10 Listed $242,990 Zillow
• 2026-04-09 Price Changed $242,990 HARMLS
• 2026-04-07 Listed $267,290 HARMLS