546 Green Meadows Dr · West Columbia, TX 77486

$360,000

4 bd · 2.0 ba · 2,022 sqft · SingleFamily public records · 7 Days on market

Built 2018 9,125 sqft lot Est $354k · at est. $55/mo HOA · 2% 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).

• Appreciation +8.8/10.0
• Cash flow +7.3/30.0
• ARV discount +6.7/15.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0

Listing remarks

Exceptionally maintained and move-in ready, this beautiful home offers outstanding curb appeal with immaculate landscaping, front porch as well as large covered back patio-ideal for entertaining. The open-concept floor plan is perfect for everyday living and entertaining, featuring a gourmet kitchen with premium finishes and ample counter space. Elegant flooring enhances the bright living areas throughout. The split-bedroom layout provides a private primary suite with a spacious bath and walk-in closet. Enjoy peace of mind with a whole-home water system and full-home Generac generator. Additional highlights include a 3-car garage and no back neighbors for added privacy. In Golf Course Commu

Key facts

• Ample counter space
• Front porch
• Gourmet kitchen

Tags

• IMMACULATE LANDSCAPING
• FRONT PORCH
• LARGE COVERED BACK PATIO
• GOURMET KITCHEN
• PREMIUM FINISHES
• AMPLE COUNTER SPACE

Property features AI

Finance

• HOA & community: HOA (Goodwin & Company) with annual fee of $660; Community amenities include golf and community pool, curbs

Exterior

• Parking: Attached 3-car garage with garage door opener; Driveway parking
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Public sewer; Generator for electric
• Home design: Residential property; Faces south; Built in 2018; Slab foundation
• Construction: Brick and cement siding exterior; Composition roof
• Exterior features: Covered patio; Deck; Patio; Private fenced yard with backyard fence; Sprinkler/irrigation system; Near golf course and greenbelt; Subdivision setting

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Water softener (owned)
• Bedrooms: Primary bedroom (First floor) — 17 x 13; Bedroom — 14 x 10 (First floor); Bedroom — 12 x 11 (First floor); Bedroom — 11 x 10 (First floor)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Primary bathroom (First floor) — 10 x 9
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Gas log fireplace; Double vanity; Granite counters; Kitchen open to family room; Pantry; Separate shower and tub/shower; Vanity; Ceiling fans; Programmable thermostat; Total of 13 rooms
• Laundry & utility: Utility room (First floor) — 7 x 6; Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-485 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (25.0% below list).
• Recommended offer: $270k (25.0% below list) — sets the bar for 1% rule.

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 $30k of equity ($2k loan paydown + $27k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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: 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 $270,000 (25.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.75% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.77%
• DSCR: 0.74
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $353,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
284 Mossy Meadow Dr	0.46mi	3/2.0 (-1)	1,996 (-1%)	2mo	$320,000	$160	70
10 Green Meadows Ln	0.22mi	3/2.0 (-1)	1,832 (-9%)	3mo	$325,000	$177	67
417 N Amherst Dr	0.29mi	4/3.0	2,161 (+7%)	6mo	$359,000	$166	66
2571 Pinehurst Dr	0.64mi	3/2.0 (-1)	2,019 (-0%)	1mo	$249,000	$123	64
433 N Amherst Dr	0.24mi	3/2.0 (-1)	1,829 (-10%)	7mo	$339,990	$186	63
429 N Amherst Dr	0.25mi	3/2.0 (-1)	1,778 (-12%)	1mo	$276,500	$156	62
229 N Amherst Dr	0.67mi	3/2.0 (-1)	2,007 (-1%)	3mo	$354,000	$176	60
2523 Turberry Dr	0.38mi	4/2.5	2,258 (+12%)	6mo	$349,000	$155	56
422 Wellshire Dr	0.37mi	3/2.0 (-1)	1,801 (-11%)	6mo	$312,500	$174	54
331 Woodhaven Dr	0.70mi	4/2.0	1,878 (-7%)	5mo	$329,990	$176	51
2337 Shalmar Dr	0.62mi	4/2.0	1,801 (-11%)	3mo	$335,000	$186	51
264 S Amherst Dr	0.61mi	4/2.0	1,761 (-13%)	6mo	$309,000	$175	45

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: 14.8%
• Equity multiple: 2.08×
• Total profit: $109,051
• Equity at exit: $264,465

10-year hold

• IRR: 14.7%
• Equity multiple: 4.37×
• Total profit: $339,473
• Equity at exit: $516,570

Cash invested: $100,800 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$525 /mo · $6,299/yr
• Insurance: −$150
• HOA: −$55
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-485

Break-even live

Break-even rent $3,314

Max offer price $274,365

Occupancy floor —

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: $90,000
• Closing costs: $10,800
• 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	24d	1	0.95mi

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: waterlandscaping

Listing history 7 events

1. 2026-06-18
   days on market $360,000 Active 7 DOM
2. 2026-06-17
   days on market $360,000 Active 6 DOM
3. 2026-06-16
   days on market $360,000 Active 5 DOM
4. 2026-06-15
   days on market $360,000 Active 4 DOM
5. 2026-06-13
   days on market $360,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $360,000 Active 1 DOM

ⓘ 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: $6,299 · $525/mo
• Projected year-2 tax: $6,588 · $549/mo
• Expected delta: +$289/yr (+$24/mo · 4.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 7% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: −$20,166
• − Property taxes: −$6,299
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − HOA: −$660
• − Depreciation: −$10,473
• Taxable loss: −$12,181
• Est. tax savings @ 24.0%: +$2,923
• After-tax cash flow: $-2,894/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

+38.3% since first listed

15 events — show timeline

• 2026-06-11 Listed $360,000 HARMLS
• 2026-06-11 Coming Soon $360,000 HARMLS
• 2025-12-08 Listing Removed — HARMLS
• 2025-11-03 Price Changed $379,000 HARMLS
• 2025-10-06 Listed $385,000 HARMLS
• 2022-06-22 Listing Removed — HARMLS
• 2022-06-02 Price Changed $405,000 HARMLS
• 2022-05-26 Listed $412,000 HARMLS
• 2018-09-20 Sold (Public Records) — Public Records
• 2018-09-17 Sold (MLS) — HARMLS
• 2018-08-10 Pending — HARMLS
• 2018-07-23 Price Changed $252,360 HARMLS
• 2018-07-10 Listed $260,360 HARMLS
• 2008-03-11 Sold (Public Records) — Public Records
• 2006-04-24 Sold (Public Records) — Public Records

Property tax history

+43.7%/yr

Latest (2025): $6,299 · -0.2% YoY. Source: county tax records.