4183 County Road 571 · West Columbia, TX 77486

$339,900

4 bd · 3.0 ba · 1,861 sqft · SingleFamily public records · 90 Days on market

Built 1983 3.00 ac lot $183/sqft · 33% below area Est $508k · 33% 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).

• ARV discount +15.0/15.0
• Appreciation +8.8/10.0
• Cash flow +4.5/30.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Space, versatility, and country charm come together on this unrestricted 3-acre property designed to fit your lifestyle. The 1,861 SF main home offers a spacious 3-bedroom, 2-bath layout featuring decorative tile, a cozy fireplace, and an open kitchen and living design perfect for gathering. Skylights and abundant natural light brighten the home, while a wet bar and additional seating area make entertaining effortless. A formal dining space adds a touch of tradition, and the bonus cleaning room just off the kitchen brings everyday convenience. A bonus space allows for a home office/library, play room, or home gym. Beyond the main home, a 676 SF additional building expands your possibilities with two extra rooms, wood-look flooring, and carpet throughout—including a soundproof room ideal for music, work, or creative pursuits.With plenty of room to roam, relax, or grow, this property offers the freedom of country living with endless potential to make it your own.

Key facts

• Wet bar
• Formal dining space
• Decorative tile

Tags

• UNRESTRICTED PROPERTY
• DECORATIVE TILE
• COZY FIREPLACE
• OPEN KITCHEN
• WET BAR
• FORMAL DINING SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-879 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (45.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (42.7% below list).
• Recommended offer: $185k (45.7% below list) — sets the bar for cash-flow.
• Cap rate 3.2% vs local median 4.4% in West Columbia — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 70/100 on livability (#375 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools D, amenities F, commute F.
• Columbia-Brazoria ISD (town): math 35% / reading 33% proficiency, ranked #513 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 145 active listings in the ZIP; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (7.6% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 5 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,696 (45.7% 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 90 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.57% ✗
• Cap rate: 3.19%
• Cash-on-cash: -11.08%
• DSCR: 0.51
• GRM: 14.6

CMA / ARV

• ARV (median comp): $507,866
• List price: $339,900
• Delta: -33.07%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3970 County Road 571	0.15mi	3/2.0 (-1)	1,832 (-2%)	20mo	$575,000	$314	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.80×
• Total profit: $76,113
• Equity at exit: $249,699

10-year hold

• IRR: 11.7%
• Equity multiple: 3.76×
• Total profit: $262,447
• Equity at exit: $487,728

Cash invested: $95,172 (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 77486

• Home prices YoY: 2.4%
• Active inventory: 145
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $1,946 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$492 /mo · $5,906/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-879

Break-even live

Break-even rent $3,059

Max offer price $184,696

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $339,900 Active 90 DOM
2. 2026-06-17
   days on market $339,900 Active 89 DOM
3. 2026-06-16
   days on market $339,900 Active 88 DOM
4. 2026-06-15
   days on market $339,900 Active 87 DOM
5. 2026-06-13
   days on market $339,900 Active 85 DOM
6. 2026-06-13
   days on market $339,900 Active 84 DOM
7. 2026-06-09
   days on market $339,900 Active 81 DOM
8. 2026-06-08
   days on market $339,900 Active 80 DOM
9. 2026-06-07
   days on market $339,900 Active 79 DOM
10. 2026-06-04
    days on market $339,900 Active 76 DOM
11. 2026-06-03
    days on market $339,900 Active 75 DOM
12. 2026-06-02
    days on market $339,900 Active 74 DOM
13. 2026-06-01
    days on market $339,900 Active 73 DOM
14. 2026-05-31
    days on market $339,900 Active 72 DOM
15. 2026-04-10
    status Active 982-char remark

    Show marketing remark (982 chars)

    Space, versatility, and country charm come together on this unrestricted 3-acre property designed to fit your lifestyle. The 1,861 SF main home offers a spacious 3-bedroom, 2-bath layout featuring decorative tile, a cozy fireplace, and an open kitchen and living design perfect for gathering. Skylights and abundant natural light brighten the home, while a wet bar and additional seating area make entertaining effortless. A formal dining space adds a touch of tradition, and the bonus cleaning room just off the kitchen brings everyday convenience. A bonus space allows for a home office/library, play room, or home gym. Beyond the main home, a 676 SF additional building expands your possibilities with two extra rooms, wood-look flooring, and carpet throughout—including a soundproof room ideal for music, work, or creative pursuits.With plenty of room to roam, relax, or grow, this property offers the freedom of country living with endless potential to make it your own.

16. 2026-04-08
    status Pending 982-char remark

    Show marketing remark (982 chars)

    Space, versatility, and country charm come together on this unrestricted 3-acre property designed to fit your lifestyle. The 1,861 SF main home offers a spacious 3-bedroom, 2-bath layout featuring decorative tile, a cozy fireplace, and an open kitchen and living design perfect for gathering. Skylights and abundant natural light brighten the home, while a wet bar and additional seating area make entertaining effortless. A formal dining space adds a touch of tradition, and the bonus cleaning room just off the kitchen brings everyday convenience. A bonus space allows for a home office/library, play room, or home gym. Beyond the main home, a 676 SF additional building expands your possibilities with two extra rooms, wood-look flooring, and carpet throughout—including a soundproof room ideal for music, work, or creative pursuits.With plenty of room to roam, relax, or grow, this property offers the freedom of country living with endless potential to make it your own.

17. 2026-03-20
    listed $339,900 Active 982-char remark

    Show marketing remark (982 chars)

    Space, versatility, and country charm come together on this unrestricted 3-acre property designed to fit your lifestyle. The 1,861 SF main home offers a spacious 3-bedroom, 2-bath layout featuring decorative tile, a cozy fireplace, and an open kitchen and living design perfect for gathering. Skylights and abundant natural light brighten the home, while a wet bar and additional seating area make entertaining effortless. A formal dining space adds a touch of tradition, and the bonus cleaning room just off the kitchen brings everyday convenience. A bonus space allows for a home office/library, play room, or home gym. Beyond the main home, a 676 SF additional building expands your possibilities with two extra rooms, wood-look flooring, and carpet throughout—including a soundproof room ideal for music, work, or creative pursuits.With plenty of room to roam, relax, or grow, this property offers the freedom of country living with endless potential to make it your own.

18. 2022-08-15
    soldstatus
19. 2022-08-12
    soldstatus Sold 584-char remark

    Show marketing remark (584 chars)

    Very nice country home nestled among trees on 6 acres in Gayle Estates/Jesse Thompson sub. This home offers family room with French doors to covered patio, wood burning fireplace, open to breakfast/kitchen, formal dining, circular drive, 2-car oversized garage-room for storing tools, water softener, primary bedroom with ensuite bath, tile throughout. Per seller, all duct work in attic replaced early 2022; most lighting updated with LED's (5 outside lights are dusk to dawn). Home needs some TLC and updating. Make this country home yours before it's gone. Unrestricted property.

20. 2022-06-25
    status Pending 584-char remark

    Show marketing remark (584 chars)

    Very nice country home nestled among trees on 6 acres in Gayle Estates/Jesse Thompson sub. This home offers family room with French doors to covered patio, wood burning fireplace, open to breakfast/kitchen, formal dining, circular drive, 2-car oversized garage-room for storing tools, water softener, primary bedroom with ensuite bath, tile throughout. Per seller, all duct work in attic replaced early 2022; most lighting updated with LED's (5 outside lights are dusk to dawn). Home needs some TLC and updating. Make this country home yours before it's gone. Unrestricted property.

21. 2022-05-26
    price $310,000 584-char remark

    Show marketing remark (584 chars)

    Very nice country home nestled among trees on 6 acres in Gayle Estates/Jesse Thompson sub. This home offers family room with French doors to covered patio, wood burning fireplace, open to breakfast/kitchen, formal dining, circular drive, 2-car oversized garage-room for storing tools, water softener, primary bedroom with ensuite bath, tile throughout. Per seller, all duct work in attic replaced early 2022; most lighting updated with LED's (5 outside lights are dusk to dawn). Home needs some TLC and updating. Make this country home yours before it's gone. Unrestricted property.

22. 2022-05-01
    status Active 584-char remark

    Show marketing remark (584 chars)

    Very nice country home nestled among trees on 6 acres in Gayle Estates/Jesse Thompson sub. This home offers family room with French doors to covered patio, wood burning fireplace, open to breakfast/kitchen, formal dining, circular drive, 2-car oversized garage-room for storing tools, water softener, primary bedroom with ensuite bath, tile throughout. Per seller, all duct work in attic replaced early 2022; most lighting updated with LED's (5 outside lights are dusk to dawn). Home needs some TLC and updating. Make this country home yours before it's gone. Unrestricted property.

23. 2022-04-23
    status Option Pending 584-char remark

    Show marketing remark (584 chars)

    Very nice country home nestled among trees on 6 acres in Gayle Estates/Jesse Thompson sub. This home offers family room with French doors to covered patio, wood burning fireplace, open to breakfast/kitchen, formal dining, circular drive, 2-car oversized garage-room for storing tools, water softener, primary bedroom with ensuite bath, tile throughout. Per seller, all duct work in attic replaced early 2022; most lighting updated with LED's (5 outside lights are dusk to dawn). Home needs some TLC and updating. Make this country home yours before it's gone. Unrestricted property.

24. 2022-04-11
    price $329,000 584-char remark

    Show marketing remark (584 chars)

    Very nice country home nestled among trees on 6 acres in Gayle Estates/Jesse Thompson sub. This home offers family room with French doors to covered patio, wood burning fireplace, open to breakfast/kitchen, formal dining, circular drive, 2-car oversized garage-room for storing tools, water softener, primary bedroom with ensuite bath, tile throughout. Per seller, all duct work in attic replaced early 2022; most lighting updated with LED's (5 outside lights are dusk to dawn). Home needs some TLC and updating. Make this country home yours before it's gone. Unrestricted property.

25. 2022-04-11
    status Active 584-char remark

    Show marketing remark (584 chars)

    Very nice country home nestled among trees on 6 acres in Gayle Estates/Jesse Thompson sub. This home offers family room with French doors to covered patio, wood burning fireplace, open to breakfast/kitchen, formal dining, circular drive, 2-car oversized garage-room for storing tools, water softener, primary bedroom with ensuite bath, tile throughout. Per seller, all duct work in attic replaced early 2022; most lighting updated with LED's (5 outside lights are dusk to dawn). Home needs some TLC and updating. Make this country home yours before it's gone. Unrestricted property.

26. 2022-03-21
    historical 584-char remark

    Show marketing remark (584 chars)

    Very nice country home nestled among trees on 6 acres in Gayle Estates/Jesse Thompson sub. This home offers family room with French doors to covered patio, wood burning fireplace, open to breakfast/kitchen, formal dining, circular drive, 2-car oversized garage-room for storing tools, water softener, primary bedroom with ensuite bath, tile throughout. Per seller, all duct work in attic replaced early 2022; most lighting updated with LED's (5 outside lights are dusk to dawn). Home needs some TLC and updating. Make this country home yours before it's gone. Unrestricted property.

27. 2022-03-21
    listed $299,900 Active 584-char remark

    Show marketing remark (584 chars)

    Very nice country home nestled among trees on 6 acres in Gayle Estates/Jesse Thompson sub. This home offers family room with French doors to covered patio, wood burning fireplace, open to breakfast/kitchen, formal dining, circular drive, 2-car oversized garage-room for storing tools, water softener, primary bedroom with ensuite bath, tile throughout. Per seller, all duct work in attic replaced early 2022; most lighting updated with LED's (5 outside lights are dusk to dawn). Home needs some TLC and updating. Make this country home yours before it's gone. Unrestricted property.

ⓘ 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: $5,906 · $492/mo
• Projected year-2 tax: $6,220 · $518/mo
• Expected delta: +$314/yr (+$26/mo · 5.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 22 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: $23,358
• − Mortgage interest: −$19,040
• − Property taxes: −$5,906
• − Insurance: −$1,700
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$9,888
• Taxable loss: −$16,913
• Est. tax savings @ 24.0%: +$4,059
• After-tax cash flow: $-6,484/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: Columbia-Brazoria ISD
• NCES district ID: 4814670
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 33% ▼ -1.00%
• Median HH income: $57,256
• Composite: 30.23/100
• National rank: #6297
• State rank: #513 of 826 in TX

Livability — West Columbia

• Score: 70/100
• State rank: #375
• US rank: #7954

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,330

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 27% Two or more races 13% Black 10% Native American 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 5% Slovak 3% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 86% English-only · Spanish 12% German/W. Germanic 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: ▲ 7.63%
• Current HPI: 320.7967
• 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

+13.3% since first listed

13 events — show timeline

• 2026-04-10 Relisted — HARMLS
• 2026-04-08 Pending — HARMLS
• 2026-03-20 Listed $339,900 HARMLS
• 2022-08-15 Sold (Public Records) — Public Records
• 2022-08-12 Sold (MLS) — HARMLS
• 2022-06-25 Pending — HARMLS
• 2022-05-26 Price Changed $310,000 HARMLS
• 2022-05-01 Relisted — HARMLS
• 2022-04-23 Pending — HARMLS
• 2022-04-11 Price Changed $329,000 HARMLS
• 2022-04-11 Relisted — HARMLS
• 2022-03-21 Listed $299,900 HARMLS
• 2022-03-21 Listing Removed — HARMLS

Property tax history

+4.2%/yr

Latest (2025): $5,906 · +7.8% YoY. Source: county tax records.