109 Carver St · West Columbia, TX 77486

$124,900

3 bd · 1.0 ba · 938 sqft · SingleFamily public records · 173 Days on market

Built 1960 4,290 sqft lot $133/sqft · 7% below area Est $135k · 7% 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 +24.3/30.0
• ARV discount +10.8/15.0
• Appreciation +8.8/10.0
• DSCR +7.8/10.0
• 1% rule +5.8/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A MUST SEE! country style home with public sewer and public water. Property have a private well also. Home is sitting on 1.320 ACRES with large rooms and a large porch. Primary bedroom has large walk-in closets and cedar flooring. There are 2 - 2 car garages. This property has a lot of potential.

Key facts

• Public sewer
• 1.320 acres
• Private well

Tags

• PUBLIC SEWER
• PUBLIC WATER
• PRIVATE WELL
• 1.320 ACRES
• LARGE PORCH
• WALK-IN CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 Brazos J H (math 34% / reading 32%, grade F, #930 of 1,662 statewide, top 57%, 676 students, 65% FRL) — zoned schools average 65% FRL vs 48% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 145 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($864 loan paydown + $10k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($110k) 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 $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 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 1960 — 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: 1.08% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.63%
• DSCR: 1.38
• GRM: 7.7

CMA / ARV

• ARV (median comp): $134,701
• List price: $124,900
• Delta: -7.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 S Ringgold St	0.60mi	3/2.0	1,043 (+11%)	16mo	$229,000	$220	36

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: 25.9%
• Equity multiple: 2.84×
• Total profit: $64,521
• Equity at exit: $91,755

10-year hold

• IRR: 23.5%
• Equity multiple: 6.01×
• Total profit: $175,236
• Equity at exit: $179,221

Cash invested: $34,972 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$108 /mo · $1,294/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $252

Break-even live

Break-even rent $1,032

Max offer price $124,900

Occupancy floor 76%

Sensitivity live

Price	-10% $322	-5% $287	+0% $252	+5% $216	+10% $181
Rent	-10% $145	-5% $198	+0% $252	+5% $305	+10% $358
Rate	-1.0pp $315	-0.5pp $283	base $252	+0.5pp $219	+1.0pp $186

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Ellis Ln Unit C West Columbia, TX	2.0	2.0	900	$1,350	$1.50	13d	1	0.77mi
136 Ellis Ln Unit C West Columbia, TX	2.0	2.0	900	$1,350	$1.50	9d	1	0.77mi

Listing history 18 events

1. 2026-06-21
   days on market $124,900 Active 173 DOM
2. 2026-06-18
   days on market $124,900 Active 170 DOM
3. 2026-06-17
   days on market $124,900 Active 169 DOM
4. 2026-06-16
   days on market $124,900 Active 168 DOM
5. 2026-06-15
   days on market $124,900 Active 167 DOM
6. 2026-06-13
   days on market $124,900 Active 165 DOM
7. 2026-06-13
   days on market $124,900 Active 164 DOM
8. 2026-06-09
   days on market $124,900 Active 161 DOM
9. 2026-06-08
   days on market $124,900 Active 160 DOM
10. 2026-06-07
    days on market $124,900 Active 159 DOM
11. 2026-06-04
    days on market $124,900 Active 156 DOM
12. 2026-06-03
    days on market $124,900 Active 155 DOM
13. 2026-06-02
    days on market $124,900 Active 154 DOM
14. 2026-06-01
    days on market $124,900 Active 153 DOM
15. 2026-05-31
    days on market $124,900 Active 152 DOM
16. 2025-12-30
    listed $124,900 Active 299-char remark

    Show marketing remark (299 chars)

    A MUST SEE! country style home with public sewer and public water. Property have a private well also. Home is sitting on 1.320 ACRES with large rooms and a large porch. Primary bedroom has large walk-in closets and cedar flooring. There are 2 - 2 car garages. This property has a lot of potential.

17. 2009-05-07
    soldstatus
18. 2009-05-07
    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: $1,294 · $108/mo
• Projected year-2 tax: $2,286 · $190/mo
• Expected delta: +$991/yr (+$83/mo · 76.6%)

ⓘ 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 ≥110°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: $16,200
• − Mortgage interest: −$6,996
• − Property taxes: −$1,294
• − Insurance: −$624
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$3,633
• Taxable income: $1,059
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $2,765/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

3 events — show timeline

• 2025-12-30 Listed $124,900 HARMLS
• 2009-05-07 Sold (Public Records) — Public Records
• 2009-05-07 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,294 · -33.5% YoY. Source: county tax records.