401 N 11th St · West Columbia, TX 77486

$100,000

3 bd · 2.0 ba · 720 sqft · Manufactured public records · 124 Days on market

Built 1975 5,000 sqft lot ↓ 47% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

COMPLETE REMODEL. New FLOORING, COUNTERTOPS, PAINT, LANDSCAPING. Additions include private patio and extra bedrooms, large laundry/bonusLarge mud room with exclusive side entry into your own space. Built-ins to make the best use of space. Three or four bedrooms, two baths, a mudroom, a large living and dining area, a great eat-in kitchen and a bonus room that can be a bedroom, storage, or game room will give you plenty of space. Abundant and lush landscaping make the home a beautiful retreat. West Columbia is old-world charm and small-town quiet. Its proximity to Houston, Old Ocean for work and the Gulf for fishing make it a working fisherman's paradise.

Key facts

• Complete remodel
• New landscaping
• New flooring

Tags

• COMPLETE REMODEL
• NEW FLOORING
• NEW COUNTERTOPS
• NEW PAINT
• NEW LANDSCAPING
• LARGE LIVING AND DINING AREA

Property features AI

Finance

• Financial info: Lease considered

Exterior

• Parking: Detached carport; Additional parking; 2‑space carport
• Utilities: Public water; Public sewer; Window cooling units
• Home design: Residential property facing west; Built in 1975
• Construction: Aluminum siding; Block foundation; Metal roof
• Exterior features: Subdivision lot; Asphalt road access

Interior

• Kitchen: Electric oven; Free‑standing range
• Bedrooms: Three bedrooms total — primary bedroom on the first floor; one bedroom on the first floor; one bedroom on the second floor
• Bathrooms: Two full bathrooms
• Interior features: Crown molding; Ceiling fan(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 4.4% in West Columbia — 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 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: 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.
• Zoned schools: West Columbia El (math 47% / reading 39%, grade F, #1,283 of 4,322 statewide, top 30%, 709 students, 60% FRL); West Brazos J H (math 34% / reading 32%, grade F, #930 of 1,662 statewide, top 57%, 676 students, 65% FRL); Columbia H S (math 13% / reading 28%, grade F, #1,389 of 1,632 statewide, top 86%, 889 students, 60% FRL).
• 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 $8k of equity ($691 loan paydown + $8k appreciation (7.6% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask is 7307% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 1.43% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.02%
• DSCR: 1.98
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 36.7%
• Equity multiple: 3.55×
• Total profit: $71,530
• Equity at exit: $73,463

10-year hold

• IRR: 32.9%
• Equity multiple: 7.54×
• Total profit: $183,146
• Equity at exit: $143,492

Cash invested: $28,000 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,429 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $514

Break-even live

Break-even rent $779

Max offer price $100,000

Occupancy floor 59%

Sensitivity live

Price	-10% $570	-5% $542	+0% $514	+5% $485	+10% $457
Rent	-10% $401	-5% $457	+0% $514	+5% $570	+10% $627
Rate	-1.0pp $564	-0.5pp $539	base $514	+0.5pp $488	+1.0pp $461

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $100,000 Active 124 DOM
2. 2026-06-18
   days on market $100,000 Active 121 DOM
3. 2026-06-17
   days on market $100,000 Active 120 DOM
4. 2026-06-16
   days on market $100,000 Active 119 DOM
5. 2026-06-15
   days on market $100,000 Active 118 DOM
6. 2026-06-13
   days on market $100,000 Active 116 DOM
7. 2026-06-13
   days on market $100,000 Active 115 DOM
8. 2026-06-09
   days on market $100,000 Active 112 DOM
9. 2026-06-08
   days on market $100,000 Active 111 DOM
10. 2026-06-07
    days on market $100,000 Active 110 DOM
11. 2026-06-04
    days on market $100,000 Active 107 DOM
12. 2026-06-03
    days on market $100,000 Active 106 DOM
13. 2026-06-02
    days on market $100,000 Active 105 DOM
14. 2026-06-01
    days on market $100,000 Active 104 DOM
15. 2026-05-31
    days on market $100,000 Active 103 DOM
16. 2026-05-22
    status Active
17. 2026-05-03
    status Pending
18. 2026-04-25
    status Pending
19. 2026-04-08
    price $100,000
20. 2026-02-23
    historical $1,350
21. 2026-01-29
    listed $1,350
22. 2026-01-28
    listed $135,000 Active
23. 2025-06-30
    historical
24. 2025-02-12
    listed $135,000 Active
25. 2024-12-30
    historical
26. 2024-11-21
    price $135,000
27. 2024-09-25
    price $169,500
28. 2024-08-27
    price $179,500
29. 2024-07-28
    listed $188,000 Active
30. 2024-07-06
    historical

ⓘ 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: $589 · $49/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$1,241/yr (+$103/mo · 210.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,147
• − Mortgage interest: −$5,602
• − Property taxes: −$589
• − Insurance: −$500
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$2,909
• Taxable income: $4,805
• Est. tax owed @ 24.0%: −$1,153
• After-tax cash flow: $5,012/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

• Census place: West Columbia, TX
• 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

-46.8% since first listed

15 events — show timeline

• 2026-05-22 Relisted — HARMLS
• 2026-05-03 Pending — HARMLS
• 2026-04-25 Pending — HARMLS
• 2026-04-08 Price Changed $100,000 HARMLS
• 2026-02-23 Rental Removed $1,350 HARMLS
• 2026-01-29 Listed for Rent $1,350 HARMLS
• 2026-01-28 Listed $135,000 HARMLS
• 2025-06-30 Listing Removed — HARMLS
• 2025-02-12 Listed $135,000 HARMLS
• 2024-12-30 Listing Removed — HARMLS
• 2024-11-21 Price Changed $135,000 HARMLS
• 2024-09-25 Price Changed $169,500 HARMLS
• 2024-08-27 Price Changed $179,500 HARMLS
• 2024-07-28 Listed $188,000 HARMLS
• 2024-07-06 Coming Soon — HARMLS

Property tax history

+7.1%/yr

Latest (2025): $589 · +8.4% YoY. Source: county tax records.