710 E Magnolia St · Angleton, TX 77515

$160,000

3 bd · 1.0 ba · 1,076 sqft · SingleFamily public records · 10 Days on market

Built 1950 8,132 sqft lot $149/sqft · 15% above area Est $182k · 12% under

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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 +14.4/30.0
• ARV discount +12.9/15.0
• DSCR +4.4/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully updated 3-bedroom, 1-bath home offers peace of mind with major system upgrades completed in 2022, including the roof, HVAC, water heater, plumbing, and electrical. Interior improvements feature fresh paint throughout, luxury vinyl plank flooring in the main living areas, and new carpet in the bedrooms. The home offers spacious living and bedroom areas, creating a comfortable and functional layout perfect for everyday living. Easy access to 288 and lots of amenities. This one is a MUST SEE!!!

Key facts

• 8,132 sq ft lot
• Built 1950
• Listed 10 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (first floor living); Built in 1950
• Construction: Brick, cement siding, and wood siding exterior; Slab foundation; Composition roof
• Exterior features: Located in a subdivision

Interior

• Bedrooms: Primary bedroom on the first floor (approximately 14 x 12); Bedroom on the first floor (approximately 13 x 11); Bedroom on the first floor (approximately 12 x 10)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 4 total rooms; Living room on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $31 ($372/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (11.9% below list).
• Recommended offer: $141k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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: 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: 921 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 4y ago 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,887 (11.9% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 9.5

CMA / ARV

• ARV (median comp): $181,854
• List price: $160,000
• Delta: -8.17%
• 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
716 E Miller St	0.33mi	3/1.0	1,114 (+4%)	6mo	$187,500	$168	73
1014 N Arcola St	0.61mi	3/1.0	1,072 (-0%)	2mo	$105,000	$98	69
601 E Plum St	0.35mi	3/1.0	1,123 (+4%)	10mo	$169,000	$150	68
916 N Chenango St	0.60mi	3/1.0	1,056 (-2%)	3mo	$179,000	$170	66
717 S Valderas St	0.64mi	3/1.0	1,084 (+1%)	3mo	$79,000	$73	66
1113 Chevy Chase Dr	0.64mi	3/1.0	1,082 (+1%)	4mo	$169,000	$156	66
321 S Arcola St	0.43mi	2/1.0 (-1)	1,031 (-4%)	8mo	$118,900	$115	61
731 Kyle St	0.62mi	2/1.0 (-1)	1,078 (+0%)	7mo	$149,900	$139	60
809 S Morgan St	0.73mi	3/1.0	1,096 (+2%)	4mo	$159,000	$145	59
1005 E Miller St	0.39mi	3/1.0	972 (-10%)	11mo	$149,900	$154	57
745 Kyle St	0.62mi	3/1.0	963 (-10%)	2mo	$99,000	$103	52
1225 San Felipe St	0.65mi	2/1.0 (-1)	968 (-10%)	8mo	$157,000	$162	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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-23,945
• Equity at exit: $23,857

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-18,281
• Equity at exit: $13,834

Cash invested: $44,800 (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: 921
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,409 high
• Mortgage (P&I): −$839
• Tax from tax record: −$176 /mo · $2,115/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $31

Break-even live

Break-even rent $1,370

Max offer price $160,000

Occupancy floor 93%

Sensitivity live

Price	-10% $122	-5% $76	+0% $31	+5% $-14	+10% $-60
Rent	-10% $-80	-5% $-25	+0% $31	+5% $87	+10% $142
Rate	-1.0pp $112	-0.5pp $72	base $31	+0.5pp $-10	+1.0pp $-53

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Sands St Angleton, TX	2.0	1.0	950	$800	$0.84	44d	1	0.70mi
832 S Anderson St Angleton, TX	3.0	1.0	1104	$1,495	$1.35	8d	1	0.78mi
409 N Parrish St Angleton, TX	2.0	1.0	1000	$875	$0.88	3d	1	0.83mi
312 Rice St Unit A Angleton, TX	2.0	1.5	1100	$1,195	$1.09	25d	1	0.89mi
312 Rice St Unit B Angleton, TX	2.0	1.5	1100	$1,250	$1.14	12d	1	0.89mi
312 Rice St Angleton, TX	2.0	2.0	1100	$1,250	$1.14	4d	1	0.89mi
312 Rice St Angleton, TX	2.0	2.0	1100	$1,195	$1.09	25d	1	0.89mi
105 Cemetery Rd Unit ROAD228 Angleton, TX	2.0	1.0	784	$895	$1.14	44d	1	1.13mi
105 Cemetary Rd Angleton, TX	2.0	1.0	784	$975	$1.24	25d	1	1.14mi
307 Cannan Dr Angleton, TX	2.0	2.0	936	$1,100	$1.18	44d	1	1.16mi
301 Cannan Dr Angleton, TX	1.0–2.0	1.0–2.0	801	$1,192	$1.49	2d	10	1.17mi
1405 Northview Dr Angleton, TX	3.0	2.0	1172	$2,225	$1.90	3d	1	1.27mi
941 S Walker St Angleton, TX	3.0	1.0	1033	$1,435	$1.39	22d	1	1.28mi
128 Dallas St Angleton, TX	3.0	2.0	1390	$1,900	$1.37	44d	1	1.30mi

Listing history 33 events

1. 2026-06-18
   days on market $160,000 Active 10 DOM
2. 2026-06-17
   days on market $160,000 Active 9 DOM
3. 2026-06-16
   days on market $160,000 Active 8 DOM
4. 2026-06-15
   days on market $160,000 Active 7 DOM
5. 2026-06-13
   days on market $160,000 Active 5 DOM
6. 2026-06-08
   pricedays on marketlisting id $160,000 Active 1 DOM
7. 2026-06-07
   days on market $167,000 Active 14 DOM
8. 2026-06-04
   days on market $167,000 Active 11 DOM
9. 2026-06-03
   days on market $167,000 Active 10 DOM
10. 2026-06-02
    days on market $167,000 Active 9 DOM
11. 2026-06-01
    days on market $167,000 Active 8 DOM
12. 2026-05-31
    days on market $167,000 Active 7 DOM
13. 2026-04-16
    listed $167,000 Active 515-char remark
14. 2026-04-16
    historical
15. 2026-03-17
    listed $174,000 Active
16. 2026-03-17
    historical
17. 2026-02-16
    listed $179,000 Active
18. 2025-12-21
    historical
19. 2025-10-24
    historical $1,399
20. 2025-10-17
    listed $170,000 Active
21. 2025-09-18
    listed $1,399
22. 2025-09-17
    historical $1,399
23. 2025-08-29
    price $1,399
24. 2025-08-19
    price $1,400
25. 2025-08-08
    price $1,445
26. 2025-07-14
    listed $1,495
27. 2022-12-15
    historical
28. 2022-07-21
    soldstatus
29. 2022-07-14
    historical
30. 2022-06-10
    price $94,999
31. 2022-06-06
    listed $99,999 Active
32. 2022-05-25
    soldstatus
33. 2018-08-30
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,115 · $176/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$813/yr (+$68/mo · 38.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥111°F today · 26 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: $16,906
• − Mortgage interest: −$8,962
• − Property taxes: −$2,115
• − Insurance: −$800
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$4,655
• Taxable loss: −$2,331
• Est. tax savings @ 24.0%: +$559
• After-tax cash flow: $931/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.

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

+60.0% since first listed

25 events — show timeline

• 2026-06-08 Listing Removed — HARMLS
• 2026-06-08 Listed $160,000 HARMLS
• 2026-05-24 Listing Removed — HARMLS
• 2026-05-24 Listed $167,000 HARMLS
• 2026-04-16 Listing Removed — HARMLS
• 2026-04-16 Listed $167,000 HARMLS
• 2026-03-17 Listing Removed — HARMLS
• 2026-03-17 Listed $174,000 HARMLS
• 2026-02-16 Listed $179,000 HARMLS
• 2025-12-21 Listing Removed — HARMLS
• 2025-10-24 Rental Removed $1,399 HARMLS
• 2025-10-17 Listed $170,000 HARMLS
• 2025-09-18 Listed for Rent $1,399 HARMLS
• 2025-09-17 Rental Removed $1,399 HARMLS
• 2025-08-29 Price Changed $1,399 HARMLS
• 2025-08-19 Price Changed $1,400 HARMLS
• 2025-08-08 Price Changed $1,445 HARMLS
• 2025-07-14 Listed for Rent $1,495 HARMLS
• 2022-12-15 Rental Removed — RENT.
• 2022-07-21 Sold (Public Records) — Public Records
• 2022-07-14 Listing Removed — HARMLS
• 2022-06-10 Price Changed $94,999 HARMLS
• 2022-06-06 Listed $99,999 HARMLS
• 2022-05-25 Sold (Public Records) — Public Records
• 2018-08-30 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,115 · -14.1% YoY. Source: county tax records.