1246 Drymalla Rd · Eagle Lake, TX 78933

$239,900

4 bd · 3.0 ba · 2,570 sqft · SingleFamily public records · 37 Days on market

Built 1946 1.00 ac lot

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Appreciation +4.2/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you like having open pastures and cattle as neighbors, you'll love this quiet country setting in Cat Spring Texas. Texas sized family room has custom cabinetry for extra storage with high ceilings. Master is huge with back door access/spa tub and separate shower. Flex room could be used for crafting, exercise room, office; etc. Oversized laundry and pantry. Located approx. 11/2 miles from 1-10 access. 15 minutes from Columbus or Sealy. 3 baths/2 en-suite. Exterior construction is metal (r-panel) with a metal roof.

Key facts

• Abundant cabinetry
• Jetted tub
• Granite countertops

Tags

• WOOD BURNING FIREPLACE
• CUSTOM BUILT INS
• GRANITE COUNTERTOPS
• ABUNDANT CABINETRY
• BREAKFAST BAR
• JETTED TUB

Property features AI

Finance

• Other: Approximately 1.0 acre lot

Exterior

• Parking: Driveway; Workshop space in the garage; No covered/assigned parking specified
• Utilities: Well water; Septic tank
• Home design: Residential property; Single‑story (all main rooms on the first level); Multiple entry/entry level details not specified; Facing direction not specified
• Construction: Cement siding; Metal roof; Built in 1946; Pillar/post/pier and slab foundation
• Exterior features: Wooded lot; Other lot features

Interior

• Kitchen: Free‑standing range; Gas oven; Gas range; Oven
• Bedrooms: Primary bedroom on the first level; Three additional bedrooms on the first level
• Flooring: Laminate; Stone
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (electric and propane) with zoned controls; Central air conditioning (electric) with zoned controls; Attic fan
• Interior features: Double vanity; Granite counters; High ceilings; Jetted tub; Separate shower; Kitchen/dining combo; Programmable thermostat; Insulated doors; Low emissivity windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.7% in Eagle Lake — 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 62/100 on livability (#913 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: amenities F, commute F, employment D-.
• Columbus ISD (town): math 34% / reading 34% proficiency, ranked #531 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Columbus El (math 35% / reading 32%, grade F, #2,174 of 4,322 statewide, top 51%, 760 students, 68% FRL); Columbus J H (math 34% / reading 34%, grade F, #892 of 1,662 statewide, top 55%, 333 students, 62% FRL); Columbus Alternative School (12 students, 50% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 45 active listings in the ZIP; 29 units permitted in Colorado County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-1.5% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask has dropped $39k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• 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 $232,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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 F-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. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.82%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.17×
• Total profit: $11,325
• Equity at exit: $51,885

10-year hold

• IRR: 11.1%
• Equity multiple: 2.03×
• Total profit: $68,974
• Equity at exit: $49,502

Cash invested: $67,172 (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 78933

• Home prices YoY: -0.7%
• Active inventory: 45
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,808 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$311 /mo · $3,727/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $550

Break-even live

Break-even rent $2,112

Max offer price $239,900

Occupancy floor 75%

Sensitivity live

Price	-10% $685	-5% $617	+0% $550	+5% $482	+10% $414
Rent	-10% $328	-5% $439	+0% $550	+5% $660	+10% $771
Rate	-1.0pp $670	-0.5pp $611	base $550	+0.5pp $487	+1.0pp $424

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-21
   days on market $239,900 Active 37 DOM
2. 2026-06-21
   days on market $239,900 Active 36 DOM
3. 2026-06-18
   days on market $239,900 Active 34 DOM
4. 2026-06-17
   days on market $239,900 Active 33 DOM
5. 2026-06-16
   days on market $239,900 Active 32 DOM
6. 2026-06-15
   days on market $239,900 Active 31 DOM
7. 2026-06-13
   days on market $239,900 Active 29 DOM
8. 2026-06-12
   days on market $239,900 Active 28 DOM
9. 2026-06-09
   days on market $239,900 Active 25 DOM
10. 2026-06-09
    price $239,900 Active 24 DOM
11. 2026-06-08
    days on market $249,000 Active 24 DOM
12. 2026-06-08
    days on market $249,000 Active 23 DOM
13. 2026-06-05
    days on market $249,000 Active 21 DOM
14. 2026-06-03
    days on market $249,000 Active 19 DOM
15. 2026-06-02
    days on market $249,000 Active 18 DOM
16. 2026-06-01
    days on market $249,000 Active 17 DOM
17. 2026-05-31
    days on market $249,000 Active 16 DOM
18. 2026-05-15
    listed $279,000 Active 722-char remark
19. 2020-01-09
    soldstatus
20. 2019-12-20
    soldstatus Sold 522-char remark

    Show marketing remark (522 chars)

    If you like having open pastures and cattle as neighbors, you'll love this quiet country setting in Cat Spring Texas. Texas sized family room has custom cabinetry for extra storage with high ceilings. Master is huge with back door access/spa tub and separate shower. Flex room could be used for crafting, exercise room, office; etc. Oversized laundry and pantry. Located approx. 11/2 miles from 1-10 access. 15 minutes from Columbus or Sealy. 3 baths/2 en-suite. Exterior construction is metal (r-panel) with a metal roof.

21. 2019-08-31
    status Pending 522-char remark

    Show marketing remark (522 chars)

    If you like having open pastures and cattle as neighbors, you'll love this quiet country setting in Cat Spring Texas. Texas sized family room has custom cabinetry for extra storage with high ceilings. Master is huge with back door access/spa tub and separate shower. Flex room could be used for crafting, exercise room, office; etc. Oversized laundry and pantry. Located approx. 11/2 miles from 1-10 access. 15 minutes from Columbus or Sealy. 3 baths/2 en-suite. Exterior construction is metal (r-panel) with a metal roof.

22. 2019-08-22
    status Option Pending 522-char remark

    Show marketing remark (522 chars)

    If you like having open pastures and cattle as neighbors, you'll love this quiet country setting in Cat Spring Texas. Texas sized family room has custom cabinetry for extra storage with high ceilings. Master is huge with back door access/spa tub and separate shower. Flex room could be used for crafting, exercise room, office; etc. Oversized laundry and pantry. Located approx. 11/2 miles from 1-10 access. 15 minutes from Columbus or Sealy. 3 baths/2 en-suite. Exterior construction is metal (r-panel) with a metal roof.

23. 2019-07-03
    price $199,000 522-char remark

    Show marketing remark (522 chars)

    If you like having open pastures and cattle as neighbors, you'll love this quiet country setting in Cat Spring Texas. Texas sized family room has custom cabinetry for extra storage with high ceilings. Master is huge with back door access/spa tub and separate shower. Flex room could be used for crafting, exercise room, office; etc. Oversized laundry and pantry. Located approx. 11/2 miles from 1-10 access. 15 minutes from Columbus or Sealy. 3 baths/2 en-suite. Exterior construction is metal (r-panel) with a metal roof.

24. 2019-05-02
    price $210,000 522-char remark

    Show marketing remark (522 chars)

    If you like having open pastures and cattle as neighbors, you'll love this quiet country setting in Cat Spring Texas. Texas sized family room has custom cabinetry for extra storage with high ceilings. Master is huge with back door access/spa tub and separate shower. Flex room could be used for crafting, exercise room, office; etc. Oversized laundry and pantry. Located approx. 11/2 miles from 1-10 access. 15 minutes from Columbus or Sealy. 3 baths/2 en-suite. Exterior construction is metal (r-panel) with a metal roof.

25. 2019-04-02
    listed $220,000 Active 522-char remark

    Show marketing remark (522 chars)

    If you like having open pastures and cattle as neighbors, you'll love this quiet country setting in Cat Spring Texas. Texas sized family room has custom cabinetry for extra storage with high ceilings. Master is huge with back door access/spa tub and separate shower. Flex room could be used for crafting, exercise room, office; etc. Oversized laundry and pantry. Located approx. 11/2 miles from 1-10 access. 15 minutes from Columbus or Sealy. 3 baths/2 en-suite. Exterior construction is metal (r-panel) with a metal roof.

26. 2015-02-13
    historical
27. 2014-10-03
    listed $175,000 Active
28. 2013-12-21
    historical
29. 2013-12-19
    soldstatus Sold
30. 2013-12-19
    soldstatus
31. 2013-11-07
    status Pending
32. 2013-10-22
    status Option Pending
33. 2013-02-15
    listed $159,000 Active
34. 2013-01-04
    historical
35. 2012-07-03
    listed $159,000
36. 2012-01-11
    historical
37. 2011-06-30
    listed $159,000
38. 2011-01-24
    soldstatus
39. 2011-01-11
    historical
40. 2010-11-08
    listed $149,000
41. 2002-08-13
    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: $3,727 · $311/mo
• Projected year-2 tax: $4,390 · $366/mo
• Expected delta: +$664/yr (+$55/mo · 17.8%)

ⓘ 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 8/10 Severe 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $33,693
• − Mortgage interest: −$13,438
• − Property taxes: −$3,727
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,695
• − Management: −$2,695
• − Depreciation: −$6,979
• Taxable income: $2,959
• Est. tax owed @ 24.0%: −$710
• After-tax cash flow: $5,885/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: Columbus ISD
• NCES district ID: 4814700
• Math proficiency: 34% ▼ -20.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $46,130
• Composite: 29.16/100
• National rank: #6578
• State rank: #531 of 826 in TX

Livability — Eagle Lake

• Score: 62/100
• State rank: #913
• US rank: #16344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,211

Population outlook (Colorado County) Hauer SSP2

• Today (2025): 20,932 people
• By 2030: 20,803 · -0.6%
• By 2040: 20,518 · -2.0%
• By 2050: 20,325 · -2.9%
• By 2075: 20,086 · -4.0%
• By 2100: 18,228 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 6%
• Common ancestry: German 1% Scottish 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Asian/Pacific 4% German/W. Germanic 3%

Political lean MEDSL · Colorado

• 2024 margin: Solid R (+57.2) · D 21.1% · R 78.3%
• 2008→2024 swing: -17.9pp toward R · 2008: -39.4pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+50.6 2016: R+51.2 2012: R+49.3 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.53%
• Current HPI: 221.8246
• 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

+61.0% since first listed

27 events — show timeline

• 2026-06-08 Price Changed $239,900 HARMLS
• 2026-05-26 Price Changed $249,000 HARMLS
• 2026-05-21 Price Changed $259,000 HARMLS
• 2026-05-15 Listed $279,000 HARMLS
• 2020-01-09 Sold (Public Records) — Public Records
• 2019-12-20 Sold (MLS) — HARMLS
• 2019-08-31 Pending — HARMLS
• 2019-08-22 Pending — HARMLS
• 2019-07-03 Price Changed $199,000 HARMLS
• 2019-05-02 Price Changed $210,000 HARMLS
• 2019-04-02 Listed $220,000 HARMLS
• 2015-02-13 Listing Removed — HARMLS
• 2014-10-03 Listed $175,000 HARMLS
• 2013-12-21 Listing Removed — HARMLS
• 2013-12-19 Sold (Public Records) — Public Records
• 2013-12-19 Sold (MLS) — HARMLS
• 2013-11-07 Pending — HARMLS
• 2013-10-22 Pending — HARMLS
• 2013-02-15 Listed $159,000 HARMLS
• 2013-01-04 Listing Removed — HARMLS
• 2012-07-03 Listed $159,000 HARMLS
• 2012-01-11 Listing Removed — HARMLS
• 2011-06-30 Listed $159,000 HARMLS
• 2011-01-24 Sold (MLS) — HARMLS
• 2011-01-11 Listing Removed — HARMLS
• 2010-11-08 Listed $149,000 HARMLS
• 2002-08-13 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,727 · +4.5% YoY. Source: county tax records.