505 W Columbus St · West, TX 76691

$170,000

2 bd · 1.0 ba · 996 sqft · SingleFamily public records · 16 Days on market

Built 1930 5,706 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +9.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming and full of character, this 3 bedroom, 1 bath home in the heart of West offers functionality and a great location all in one. Sitting on a generous lot shaded by mature trees, the inviting blue exterior and welcoming front entry set the tone from the moment you arrive. Inside, you will find multiple living spaces including a spacious main living area plus an additional bonus room, giving you flexibility for everyday living, entertaining, or even a home office setup. The eat-in kitchen offers plenty of cabinet storage, a gas cooktop, and room for dining. All three bedrooms are nicely sized with great natural light, and the layout provides a comfortable flow throughout the home. The

Key facts

• Great location
• Large backyard
• Eat-in kitchen

Tags

• GREAT LOCATION
• MATURE TREES
• MULTIPLE LIVING SPACES
• EAT-IN KITCHEN
• UPDATED WALK-IN SHOWER
• LARGE BACKYARD

Property features AI

Finance

• Financial info: Listing accepts Cash and Conventional financing; Listing is Active Under Contract
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking for 2 vehicles; 2-car carport
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; Residential property; Built in 1930; One story
• Construction: Year built: 1930
• Exterior features: Lot of approximately 0.131 acres; Less than 0.5 acre lot; Alley access

Interior

• Kitchen: Gas cooktop
• Bedrooms: 3 bedrooms (Primary bedroom on level 1, approx. 13 x 11)
• Bathrooms: 1 full bathroom
• Interior features: One-level layout; One living area; One dining area; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (21.3% below list).
• Recommended offer: $134k (21.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#291 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• West ISD (town): math 49% / reading 47% proficiency, ranked #201 of 826 in TX (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West El (math 63% / reading 47%, grade C, #602 of 4,322 statewide, top 14%, 582 students, 45% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: 87 active listings in the ZIP; 1,014 units permitted in McLennan County in 2024 (200 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• McLennan County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,798 (21.3% 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. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.79% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.81×
• Total profit: $85,954
• Equity at exit: $153,149

10-year hold

• IRR: 20.1%
• Equity multiple: 6.43×
• Total profit: $258,369
• Equity at exit: $330,273

Cash invested: $47,600 (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 76691

• Home prices YoY: 8.6%
• Active inventory: 87
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,338 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$199 /mo · $2,388/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-104

Break-even live

Break-even rent $1,470

Max offer price $151,570

Occupancy floor —

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-13
   historical Active Option Contract
2. 2026-05-09
   listed $170,000 Active
3. 2005-04-06
   soldstatus
4. 1996-10-15
   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: $2,388 · $199/mo
• Projected year-2 tax: $3,111 · $259/mo
• Expected delta: +$723/yr (+$60/mo · 30.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,056
• − Mortgage interest: −$9,523
• − Property taxes: −$2,388
• − Insurance: −$850
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$4,945
• Taxable loss: −$4,219
• Est. tax savings @ 24.0%: +$1,013
• After-tax cash flow: $-239/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: West ISD
• NCES district ID: 4845040
• Math proficiency: 49% ▲ 10.00%
• Reading proficiency: 47% ▲ 1.00%
• Median HH income: $52,112
• Composite: 41.34/100
• National rank: #3502
• State rank: #201 of 826 in TX

Livability — West

• Score: 71/100
• State rank: #291
• US rank: #6692

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West, TX
• Population (ZIP): 6,288

Population outlook (McLennan County) Hauer SSP2

• Today (2025): 264,191 people
• By 2030: 273,578 · +3.6%
• By 2040: 291,506 · +10.3%
• By 2050: 308,044 · +16.6%
• By 2075: 349,648 · +32.3%
• By 2100: 364,779 · +38.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 14% Two or more races 13% Black 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 9% Russian/Polish/Slavic 2%

Political lean MEDSL · McLennan

• 2024 margin: Solid R (+30.9) · D 34.0% · R 64.9% · Other 1.0%
• 2008→2024 swing: -7.0pp toward R · 2008: -23.9pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+23.4 2016: R+27.1 2012: R+29.8 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 34.54%
• Current HPI: 436.11
• Rent YoY: —
• Metro: —
• 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

4 events — show timeline

• 2026-05-13 Contingent — NTREIS
• 2026-05-09 Listed $170,000 NTREIS
• 2005-04-06 Sold (Public Records) — Public Records
• 1996-10-15 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,388 · -7.9% YoY. Source: county tax records.