252 Bastrop St · Angleton, TX 77515

$179,900

3 bd · 2.0 ba · 1,677 sqft · SingleFamily public records · 68 Days on market

Built 1979 $107/sqft · 23% below area Est $235k · 23% under

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Why this score? — see what drove the C- 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 +17.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• DSCR +5.3/10.0
• 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 MLS

Welcome to 252 Bastrop Street, a beautiful 3/2 with 1,677 sqft of living space. Features a spacious layout, large living area, and a generous lot with great potential. Conveniently located near schools, shopping, and major roads—ideal for first-time buyers or investors. Give us a call today!

Key facts

• Listed 68 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: 921 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).

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

• It's been on market 68 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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

• 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 $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 7.10%
• Cash-on-cash: 2.89%
• DSCR: 1.13
• GRM: 8.0

CMA / ARV

• ARV (median comp): $234,999
• List price: $179,900
• Delta: -23.45%
• 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
108 Houston St	0.39mi	3/2.0	1,636 (-2%)	5mo	$180,000	$110	73
8 Robin Ct	0.68mi	4/2.0 (+1)	1,720 (+3%)	3mo	$285,990	$166	56
13 Robin Ct	0.65mi	4/2.0 (+1)	1,748 (+4%)	4mo	$284,127	$163	54
15 Robin Ct	0.64mi	3/2.0	1,819 (+8%)	3mo	$303,990	$167	54
9 Robin Ct	0.66mi	4/2.0 (+1)	1,780 (+6%)	6mo	$269,490	$151	50
3 Robin Ct	0.68mi	4/2.0 (+1)	1,780 (+6%)	6mo	$264,490	$149	48
4 Robin Ct	0.69mi	3/2.0	1,522 (-9%)	5mo	$270,990	$178	48
515 Robin St	0.73mi	3/2.0	1,522 (-9%)	6mo	$264,990	$174	46
336 Amy St	0.71mi	3/2.5	1,858 (+11%)	4mo	$234,990	$126	44
523 Robin St	0.70mi	4/2.5 (+1)	1,831 (+9%)	3mo	$269,990	$147	42
342 Amy St	0.69mi	4/2.5 (+1)	1,831 (+9%)	4mo	$279,225	$152	42
513 Robin St	0.74mi	4/2.0 (+1)	1,900 (+13%)	2mo	$309,990	$163	37

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-21,327
• Equity at exit: $26,824

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-8,208
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,882 high
• Mortgage (P&I): −$943
• Tax from tax record: −$347 /mo · $4,162/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $121

Break-even live

Break-even rent $1,728

Max offer price $179,900

Occupancy floor 89%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
152 Bastrop St Angleton, TX	3.0	2.0	1639	$1,745	$1.06	43d	1	0.22mi
3 Dallas Ct #1 Angleton, TX	3.0	3.0	1550	$1,450	$0.94	43d	1	0.23mi
128 Dallas St Angleton, TX	3.0	2.0	1390	$1,900	$1.37	43d	1	0.31mi
1405 Northview Dr Angleton, TX	3.0	2.0	1172	$2,225	$1.90	2d	1	0.66mi
513 Robin St Angleton, TX	4.0	2.0	1900	$2,495	$1.31	22d	1	0.72mi

Listing history 34 events

1. 2026-06-18
   days on market $179,900 Active 68 DOM
2. 2026-06-17
   days on market $179,900 Active 67 DOM
3. 2026-06-16
   days on market $179,900 Active 66 DOM
4. 2026-06-15
   days on market $179,900 Active 65 DOM
5. 2026-06-13
   days on market $179,900 Active 63 DOM
6. 2026-06-09
   days on market $179,900 Active 59 DOM
7. 2026-06-08
   days on market $179,900 Active 58 DOM
8. 2026-06-07
   days on market $179,900 Active 57 DOM
9. 2026-06-04
   days on market $179,900 Active 54 DOM
10. 2026-06-03
    days on market $179,900 Active 53 DOM
11. 2026-06-02
    days on market $179,900 Active 52 DOM
12. 2026-06-01
    days on market $179,900 Active 51 DOM
13. 2026-05-31
    days on market $179,900 Active 50 DOM
14. 2026-04-11
    listed $179,900 Active 298-char remark

    Show marketing remark (298 chars)

    Welcome to 252 Bastrop Street, a beautiful 3/2 with 1,677 sqft of living space. Features a spacious layout, large living area, and a generous lot with great potential. Conveniently located near schools, shopping, and major roads—ideal for first-time buyers or investors. Give us a call today!

15. 2026-03-26
    historical
16. 2026-02-06
    listed $179,900 Active
17. 2023-12-29
    historical
18. 2023-09-13
    price $225,000
19. 2023-08-16
    listed $235,000 Active
20. 2022-07-25
    soldstatus
21. 2022-07-22
    soldstatus Sold
22. 2022-06-29
    status Pending
23. 2022-06-18
    status Option Pending
24. 2022-06-14
    listed $199,000 Active
25. 2015-05-04
    soldstatus
26. 2015-05-04
    soldstatus
27. 2015-05-01
    historical
28. 2015-04-30
    soldstatus Sold
29. 2015-04-30
    soldstatus
30. 2015-03-30
    status Pending
31. 2015-03-18
    status Option Pending
32. 2015-03-10
    listed $129,000 Active
33. 2015-03-10
    listed $129,000
34. 2007-04-23
    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: $4,162 · $347/mo
• Projected year-2 tax: $4,162 · $347/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $22,579
• − Mortgage interest: −$10,077
• − Property taxes: −$4,162
• − Insurance: −$900
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − Depreciation: −$5,233
• Taxable loss: −$1,406
• Est. tax savings @ 24.0%: +$337
• After-tax cash flow: $1,792/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

+39.5% since first listed

21 events — show timeline

• 2026-04-11 Listed $179,900 HARMLS
• 2026-03-26 Listing Removed — HARMLS
• 2026-02-06 Listed $179,900 HARMLS
• 2023-12-29 Listing Removed — HARMLS
• 2023-09-13 Price Changed $225,000 HARMLS
• 2023-08-16 Listed $235,000 HARMLS
• 2022-07-25 Sold (Public Records) — Public Records
• 2022-07-22 Sold (MLS) — HARMLS
• 2022-06-29 Pending — HARMLS
• 2022-06-18 Pending — HARMLS
• 2022-06-14 Listed $199,000 HARMLS
• 2015-05-04 Sold (Public Records) — Public Records
• 2015-05-04 Sold (Public Records) — Public Records
• 2015-05-01 Listing Removed — HARMLS
• 2015-04-30 Sold (MLS) — BCBR
• 2015-04-30 Sold (MLS) — HARMLS
• 2015-03-30 Pending — HARMLS
• 2015-03-18 Pending — HARMLS
• 2015-03-10 Listed $129,000 HARMLS
• 2015-03-10 Listed $129,000 BCBR
• 2007-04-23 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $4,162 · -0.8% YoY. Source: county tax records.