116 E 12th St · Colorado City, TX 79512

$68,000

3 bd · 2.0 ba · 1,624 sqft · SingleFamily public records · 152 Days on market

Built 1945 6,970 sqft lot $42/sqft · 47% above area Est $46k · 47% over ↓ 45% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.2/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

A 3 bedroom, 2 bathroom home with tons of curb appeal. With over 1,600 sqft, it offers great space along with a split floor plan for the added privacy if you have kids at home or guest over. This home has had several great updates completed over the years like cabinetry, counter tops, fixtures, some flooring as well as exterior siding and windows. There is a huge metal storage building out back for extra space that can be used as a shop area or even could be converted to a bonus room. This property is being sold 'as is. '

Key facts

• Split floor plan
• 6,970 sq ft lot
• Parking

Tags

• SPLIT FLOOR PLAN
• METAL STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#355 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• Colorado ISD (town): math 37% / reading 34% proficiency, ranked #508 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Colorado El And Middle (math 35% / reading 34%, grade F, #1,995 of 4,322 statewide, top 50%, 708 students, 63% FRL); Colorado H S (math 44% / reading 44%, grade F, #652 of 1,632 statewide, top 43%, 227 students, 65% FRL).
• Market conditions: 86 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($470 loan paydown + $3k appreciation (4.4% local appreciation)).
• Mitchell County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.98% ✓
• Cap rate: 14.19%
• Cash-on-cash: 28.21%
• DSCR: 2.26
• GRM: 4.2

CMA / ARV

• ARV (median comp): $46,221
• List price: $68,000
• Delta: 47.12%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
845 Locust St	0.30mi	3/1.0	1,406 (-13%)	2mo	$29,999	$21	58

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

Projected returns pro-forma

4.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.6%
• Equity multiple: 3.20×
• Total profit: $41,882
• Equity at exit: $35,965

10-year hold

• IRR: 35.4%
• Equity multiple: 6.43×
• Total profit: $103,412
• Equity at exit: $60,043

Cash invested: $19,040 (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 79512

• Home prices YoY: 4.6%
• Active inventory: 86
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$233 /mo · $2,799/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $448

Break-even live

Break-even rent $782

Max offer price $68,000

Occupancy floor 62%

Sensitivity live

Price	-10% $486	-5% $467	+0% $448	+5% $428	+10% $409
Rent	-10% $341	-5% $394	+0% $448	+5% $501	+10% $554
Rate	-1.0pp $482	-0.5pp $465	base $448	+0.5pp $430	+1.0pp $412

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $68,000 Active 152 DOM
2. 2026-06-21
   days on market $68,000 Active 151 DOM
3. 2026-06-21
   days on market $68,000 Active 150 DOM
4. 2026-06-18
   days on market $68,000 Active 148 DOM
5. 2026-06-17
   days on market $68,000 Active 147 DOM
6. 2026-06-16
   days on market $68,000 Active 146 DOM
7. 2026-06-15
   days on market $68,000 Active 145 DOM
8. 2026-06-13
   days on market $68,000 Active 143 DOM
9. 2026-06-12
   days on market $68,000 Active 142 DOM
10. 2026-06-09
    pricedays on market $68,000 Active 139 DOM
11. 2026-06-08
    days on market $79,900 Active 138 DOM
12. 2026-06-08
    days on market $79,900 Active 137 DOM
13. 2026-06-05
    days on market $79,900 Active 135 DOM
14. 2026-06-03
    days on market $79,900 Active 133 DOM
15. 2026-06-02
    days on market $79,900 Active 132 DOM
16. 2026-06-01
    days on market $79,900 Active 131 DOM
17. 2026-05-31
    days on market $79,900 Active 130 DOM
18. 2026-05-08
    price $79,900 528-char remark

    Show marketing remark (528 chars)

    A 3 bedroom, 2 bathroom home with tons of curb appeal. With over 1,600 sqft, it offers great space along with a split floor plan for the added privacy if you have kids at home or guest over. This home has had several great updates completed over the years like cabinetry, counter tops, fixtures, some flooring as well as exterior siding and windows. There is a huge metal storage building out back for extra space that can be used as a shop area or even could be converted to a bonus room. This property is being sold 'as is. '

19. 2026-04-08
    price $99,500 528-char remark

    Show marketing remark (528 chars)

    A 3 bedroom, 2 bathroom home with tons of curb appeal. With over 1,600 sqft, it offers great space along with a split floor plan for the added privacy if you have kids at home or guest over. This home has had several great updates completed over the years like cabinetry, counter tops, fixtures, some flooring as well as exterior siding and windows. There is a huge metal storage building out back for extra space that can be used as a shop area or even could be converted to a bonus room. This property is being sold 'as is. '

20. 2026-03-11
    price $114,900 528-char remark

    Show marketing remark (528 chars)

    A 3 bedroom, 2 bathroom home with tons of curb appeal. With over 1,600 sqft, it offers great space along with a split floor plan for the added privacy if you have kids at home or guest over. This home has had several great updates completed over the years like cabinetry, counter tops, fixtures, some flooring as well as exterior siding and windows. There is a huge metal storage building out back for extra space that can be used as a shop area or even could be converted to a bonus room. This property is being sold 'as is. '

21. 2026-02-24
    price $129,900 528-char remark

    Show marketing remark (528 chars)

    A 3 bedroom, 2 bathroom home with tons of curb appeal. With over 1,600 sqft, it offers great space along with a split floor plan for the added privacy if you have kids at home or guest over. This home has had several great updates completed over the years like cabinetry, counter tops, fixtures, some flooring as well as exterior siding and windows. There is a huge metal storage building out back for extra space that can be used as a shop area or even could be converted to a bonus room. This property is being sold 'as is. '

22. 2026-01-21
    listed $144,000 Active 528-char remark

    Show marketing remark (528 chars)

    A 3 bedroom, 2 bathroom home with tons of curb appeal. With over 1,600 sqft, it offers great space along with a split floor plan for the added privacy if you have kids at home or guest over. This home has had several great updates completed over the years like cabinetry, counter tops, fixtures, some flooring as well as exterior siding and windows. There is a huge metal storage building out back for extra space that can be used as a shop area or even could be converted to a bonus room. This property is being sold 'as is. '

23. 2023-03-06
    soldstatus
24. 2016-10-03
    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: $2,799 · $233/mo
• Projected year-2 tax: $2,799 · $233/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,190
• − Mortgage interest: −$3,809
• − Property taxes: −$2,799
• − Insurance: −$340
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$1,978
• Taxable income: $4,674
• Est. tax owed @ 24.0%: −$1,122
• After-tax cash flow: $4,250/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: Colorado ISD
• NCES district ID: 4814640
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $46,054
• Composite: 30.41/100
• National rank: #6249
• State rank: #508 of 826 in TX

Livability — Colorado City

• Score: 70/100
• State rank: #355
• US rank: #7722

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colorado City, TX
• Population (ZIP): 7,672

Population outlook (Mitchell County) Hauer SSP2

• Today (2025): 8,476 people
• By 2030: 8,723 · +2.9%
• By 2040: 9,046 · +6.7%
• By 2050: 9,200 · +8.5%
• By 2075: 8,936 · +5.4%
• By 2100: 7,978 · -5.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 37% Two or more races 20% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 80% English-only · Spanish 18% Tagalog/Filipino 1%

Political lean MEDSL · Mitchell

• 2024 margin: Solid R (+71.3) · D 14.0% · R 85.3%
• 2008→2024 swing: -20.8pp toward R · 2008: -50.5pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+68.8 2016: R+65.2 2012: R+52.7 2008: R+50.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.37%
• Current HPI: 99.8822
• 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

-44.5% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $79,900 PBBOR
• 2026-04-08 Price Changed $99,500 PBBOR
• 2026-03-11 Price Changed $114,900 PBBOR
• 2026-02-24 Price Changed $129,900 PBBOR
• 2026-01-21 Listed $144,000 PBBOR
• 2023-03-06 Sold (Public Records) — Public Records
• 2016-10-03 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,799 · +1.0% YoY. Source: county tax records.