1120 Fm 222 Loop N · Coldspring, TX 77331

$129,900

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 31 Days on market

Built 2016 9,583 sqft lot $113/sqft · 26% below area Est $175k · 26% under

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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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for the perfect home just minutes from Lake Livingston? This is it! This meticulously maintained 3-bedroom, 2-bath home is truly move-in ready. Recent updates include fresh interior paint and durable luxury vinyl flooring throughout. The living room, kitchen furniture, TVs, porch swings, and appliances are all included—making this home completely turnkey and ready for immediate enjoyment. Enjoy relaxing on the covered front and back porch decks, perfect for morning coffee or evening unwinding. The property also features a two-car carport, a 12x10 storage building, and a shop—offering exceptional storage options! While the property may be modest in size, it packs a punch with abundant storage both inside and out. Conveniently located just minutes from downtown Coldspring, close to Hwy 59, this home offers easy access while still enjoying the peace of lake-area living. With ample room for RV or boat parking, it’s perfect for those who love outdoor adventures!

Key facts

• 9,583 sq ft lot
• 2 parking spots
• Built 2016

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.0% in Coldspring — 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 55/100 on livability (#1,357 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Coldspring-Oakhurst CISD (rural): math 18% / reading 28% proficiency, ranked #732 of 826 in TX (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Street El (449 students, 70% FRL); Lincoln J H (math 14% / reading 28%, grade F, #1,387 of 1,662 statewide, top 85%, 347 students, 58% FRL); Coldspring-Oakhurst H S (math 27% / reading 37%, grade F, #1,044 of 1,632 statewide, top 66%, 496 students, 55% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: 364 active listings in the ZIP; 575 units permitted in San Jacinto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• San Jacinto County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

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 $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.32% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.11%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $175,109
• List price: $129,900
• Delta: -25.82%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.8%
• Equity multiple: 1.22×
• Total profit: $8,148
• Equity at exit: $19,369

10-year hold

• IRR: 15.2%
• Equity multiple: 2.23×
• Total profit: $44,763
• Equity at exit: $11,231

Cash invested: $36,372 (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 77331

• Active inventory: 364
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,716 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $458

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 68%

Sensitivity live

Price	-10% $548	-5% $503	+0% $458	+5% $413	+10% $368
Rent	-10% $322	-5% $390	+0% $458	+5% $526	+10% $594
Rate	-1.0pp $523	-0.5pp $491	base $458	+0.5pp $424	+1.0pp $390

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-06
   status Pending 1000-char remark

   Show marketing remark (1000 chars)

   Looking for the perfect home just minutes from Lake Livingston? This is it! This meticulously maintained 3-bedroom, 2-bath home is truly move-in ready. Recent updates include fresh interior paint and durable luxury vinyl flooring throughout. The living room, kitchen furniture, TVs, porch swings, and appliances are all included—making this home completely turnkey and ready for immediate enjoyment. Enjoy relaxing on the covered front and back porch decks, perfect for morning coffee or evening unwinding. The property also features a two-car carport, a 12x10 storage building, and a shop—offering exceptional storage options! While the property may be modest in size, it packs a punch with abundant storage both inside and out. Conveniently located just minutes from downtown Coldspring, close to Hwy 59, this home offers easy access while still enjoying the peace of lake-area living. With ample room for RV or boat parking, it’s perfect for those who love outdoor adventures!

2. 2026-04-05
   listed $129,900 Active 1000-char remark

   Show marketing remark (1000 chars)

   Looking for the perfect home just minutes from Lake Livingston? This is it! This meticulously maintained 3-bedroom, 2-bath home is truly move-in ready. Recent updates include fresh interior paint and durable luxury vinyl flooring throughout. The living room, kitchen furniture, TVs, porch swings, and appliances are all included—making this home completely turnkey and ready for immediate enjoyment. Enjoy relaxing on the covered front and back porch decks, perfect for morning coffee or evening unwinding. The property also features a two-car carport, a 12x10 storage building, and a shop—offering exceptional storage options! While the property may be modest in size, it packs a punch with abundant storage both inside and out. Conveniently located just minutes from downtown Coldspring, close to Hwy 59, this home offers easy access while still enjoying the peace of lake-area living. With ample room for RV or boat parking, it’s perfect for those who love outdoor adventures!

3. 2024-02-22
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $20,593
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$3,779
• Taxable income: $3,645
• Est. tax owed @ 24.0%: −$875
• After-tax cash flow: $4,621/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: Coldspring-Oakhurst CISD
• NCES district ID: 4814520
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $46,916
• Composite: 20.07/100
• National rank: #8653
• State rank: #732 of 826 in TX

Livability — Coldspring

• Score: 55/100
• State rank: #1357
• US rank: #23364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,348

Population outlook (San Jacinto County) Hauer SSP2

• Today (2025): 29,069 people
• By 2030: 29,750 · +2.3%
• By 2040: 30,714 · +5.7%
• By 2050: 31,010 · +6.7%
• By 2075: 31,616 · +8.8%
• By 2100: 29,874 · +2.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 13% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Arabic 1%

Political lean MEDSL · San Jacinto

• 2024 margin: Solid R (+65.3) · D 17.0% · R 82.3%
• 2008→2024 swing: -27.0pp toward R · 2008: -38.3pp · 2024: -65.3pp
• All cycles: 2024: R+65.3 2020: R+61.9 2016: R+58.4 2012: R+48.9 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.98%
• Current HPI: 199.0493
• 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

3 events — show timeline

• 2026-05-06 Pending — HARMLS
• 2026-04-05 Listed $129,900 HARMLS
• 2024-02-22 Sold (Public Records) — Public Records

Property tax history

+8.7%/yr

Latest (2025): $122 · +2.6% YoY. Source: county tax records.