249 Edgewater Dr · West Columbia, TX 77486

$310,000

4 bd · 2.0 ba · 1,884 sqft · Other public records · 39 Days on market

Built 2024 9,374 sqft lot $150/mo HOA · 6% of rent

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Why this score? — see what drove the D 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 +9.7/30.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautiful one-story home with 1,878 SF, 4 bedrooms, 2 bathrooms, and a 2-car garage—situated on an oversized 75’ lot in a guard-gated community! Elegant features include crown molding, high ceilings, and an open layout with a spacious family room flowing into a bright kitchen with white cabinets, granite countertops, a designer backsplash, stainless steel appliances, a large island, and a breakfast area that comfortably seats eight. The primary suite offers high ceilings, dual sinks, a soaking tub, a separate shower, and his/her walk-in closets. Laminate wood floors run throughout—no carpet! Enjoy the oversized lot, perfect for entertaining. Community amenities include a g

Key facts

• Bright kitchen
• Oversized lot
• Granite countertops

Tags

• GUARD GATED COMMUNITY
• OVERSIZED LOT
• SPACIOUS FAMILY ROOM
• BRIGHT KITCHEN
• GRANITE COUNTERTOPS
• DESIGNER BACKSPLASH

Property features AI

Finance

• Other: Pond on lot; Road surfaces: asphalt and concrete
• HOA & community: Columbia Lakes HOA (monthly fee $150); Association amenities include pool, gated entry, controlled access, basketball court, golf course, and trails; Association fee covers common areas and recreation facilities

Exterior

• Parking: Attached garage with 2 spaces; Additional parking
• Security: Prewired for security; Controlled access; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction (2024); Slab foundation; Composition roof; Builder: Kendall Homes
• Construction: Brick and cement siding construction; Built in 2024
• Exterior features: Covered patio; Patio; Covered deck; Fence (back yard); Patio and porch areas

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; ENERGY STAR qualified appliances
• Bedrooms: Primary bedroom (first floor); Bedroom (first floor); Bedroom (first floor); Bedroom (first floor)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; Primary bathroom (first floor) with double vanity, soaking tub and separate shower
• Heating & cooling: Central heating (gas); Central electric air conditioning; Programmable thermostat
• Interior features: Entrance foyer; High ceilings; Kitchen island; Kitchen/family room combo; Pots & pan drawers; Pantry; Self-closing cabinet doors; Double vanity; Soaking tub; Separate shower; Tub/shower; Vanity; Window treatments; Ceiling fan(s); Programmable thermostat; Insulated doors; Low emissivity windows; Window coverings
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room (first floor)

🏗️ New construction. The $310,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $299,613.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $310k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (12.9% below list).
• Recommended offer: $265k (14.6% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 4.4% in West Columbia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1 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 $25k of equity ($2k loan paydown + $23k appreciation (7.6% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,803 (14.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.82%
• DSCR: 0.87
• GRM: 9.2

CMA / ARV

• ARV (median comp): $299,613
• List price: $310,000
• Delta: 3.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.0%
• Equity multiple: 2.24×
• Total profit: $104,004
• Equity at exit: $220,103

10-year hold

• IRR: 16.4%
• Equity multiple: 4.71×
• Total profit: $311,395
• Equity at exit: $429,919

Cash invested: $83,892 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$1,571
• Tax from tax record: −$484 /mo · $5,808/yr
• Insurance: −$125
• HOA: −$150
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-197

Break-even live

Break-even rent $2,949

Max offer price $264,803

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-112	+0% $-197	+5% $-282	+10% $-367
Rent	-10% $-410	-5% $-304	+0% $-197	+5% $-90	+10% $16
Rate	-1.0pp $-46	-0.5pp $-121	base $-197	+0.5pp $-275	+1.0pp $-354

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: $74,903
• Closing costs: $8,988
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2363 Ridgewood Dr West Columbia, TX	4.0	2.5	2555	$2,700	$1.06	26d	1	0.31mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: security

Listing history 30 events

1. 2026-06-22
   days on market $310,000 Active 39 DOM
2. 2026-06-21
   days on market $310,000 Active 38 DOM
3. 2026-06-18
   days on market $310,000 Active 35 DOM
4. 2026-06-17
   days on market $310,000 Active 34 DOM
5. 2026-06-16
   days on market $310,000 Active 33 DOM
6. 2026-06-15
   days on market $310,000 Active 32 DOM
7. 2026-06-13
   days on market $310,000 Active 30 DOM
8. 2026-06-13
   days on market $310,000 Active 29 DOM
9. 2026-06-09
   days on market $310,000 Active 26 DOM
10. 2026-06-08
    days on market $310,000 Active 25 DOM
11. 2026-06-07
    days on market $310,000 Active 24 DOM
12. 2026-06-04
    days on market $310,000 Active 21 DOM
13. 2026-06-03
    days on market $310,000 Active 20 DOM
14. 2026-06-02
    days on market $310,000 Active 19 DOM
15. 2026-06-01
    days on market $310,000 Active 18 DOM
16. 2026-05-31
    days on market $310,000 Active 17 DOM
17. 2026-05-14
    listed $310,000 Active 850-char remark
18. 2026-05-14
    historical
19. 2025-09-10
    price $299,990
20. 2025-08-08
    listed $339,990 Active
21. 2025-08-08
    historical
22. 2025-06-07
    price $339,990
23. 2025-04-21
    listed $355,990 Active
24. 2016-05-09
    soldstatus
25. 2015-03-06
    historical
26. 2013-12-04
    listed $8,500 Active
27. 2010-04-12
    historical
28. 2007-04-26
    listed $14,000
29. 2007-04-25
    historical
30. 2006-05-01
    listed $14,000

ⓘ 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: $5,808 · $484/mo
• Projected year-2 tax: $5,808 · $484/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 6/10 Major FEMA zone X · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 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: $32,400
• − Mortgage interest: −$16,783
• − Property taxes: −$5,808
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − HOA: −$1,800
• − Depreciation: −$8,716
• Taxable loss: −$7,389
• Est. tax savings @ 24.0%: +$1,773
• After-tax cash flow: $-591/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

• 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

+2114.3% since first listed

14 events — show timeline

• 2026-05-14 Listing Removed — HARMLS
• 2026-05-14 Listed $310,000 HARMLS
• 2025-09-10 Price Changed $299,990 HARMLS
• 2025-08-08 Listing Removed — HARMLS
• 2025-08-08 Listed $339,990 HARMLS
• 2025-06-07 Price Changed $339,990 HARMLS
• 2025-04-21 Listed $355,990 HARMLS
• 2016-05-09 Sold (Public Records) — Public Records
• 2015-03-06 Listing Removed — HARMLS
• 2013-12-04 Listed $8,500 HARMLS
• 2010-04-12 Listing Removed — HARMLS
• 2007-04-26 Listed $14,000 HARMLS
• 2007-04-25 Listing Removed — HARMLS
• 2006-05-01 Listed $14,000 HARMLS

Property tax history

+43.6%/yr

Latest (2025): $5,808 · +698.4% YoY. Source: county tax records.