3266 Lcr 252 · Lake Colorado City, TX 79512

$95,000

2 bd · 2.0 ba · 1,364 sqft · SingleFamily · 308 Days on market

Built 1945 Fair condition 0.50 ac lot

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• 1% rule +7.1/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

2 Bed 2 Baths Lake Bungalow. Come sit on the patio. .. .soak in the view. .. .make those LAKE memories ! This house provided the owners many years of memories and they are ready to turn it over to the next lucky owner! Deeded land and a nice dock too! With 2 Murphy beds in the living area (craftfully designed to fold right up when no in use) you can invite all the friends and family ! Large storage container for all your lake toys ! Seller is leaving a lot of furnishings and its ready for use the day you buy it. Owner financing $20,000 down, 10 year note 6.5% ! Start your lake adventure NOW.

Key facts

• Murphy beds
• Patio
• Lake bungalow

Tags

• LAKE BUNGALOW
• PATIO
• MURPHY BEDS
• FLOATING DOCK
• LARGE STORAGE CONTAINER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#782 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Westbrook ISD (rural): math 50% / reading 45% proficiency, ranked #429 of 1,141 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 86 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($657 loan paydown + $4k appreciation (4.4% local appreciation)).
• Mitchell County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 308 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 308 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F 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?
8. 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.
9. 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.
10. 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: 1.21% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.21%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.29×
• Total profit: $34,367
• Equity at exit: $50,245

10-year hold

• IRR: 21.2%
• Equity multiple: 4.46×
• Total profit: $91,974
• Equity at exit: $83,884

Cash invested: $26,600 (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 79512

• Home prices YoY: 4.6%
• Active inventory: 86
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $249

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 73%

Sensitivity live

Price	-10% $314	-5% $281	+0% $249	+5% $216	+10% $183
Rent	-10% $158	-5% $203	+0% $249	+5% $294	+10% $339
Rate	-1.0pp $296	-0.5pp $273	base $249	+0.5pp $224	+1.0pp $199

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-18
   status Pending 601-char remark

   Show marketing remark (601 chars)

   2 Bed 2 Baths Lake Bungalow. Come sit on the patio. .. .soak in the view. .. .make those LAKE memories ! This house provided the owners many years of memories and they are ready to turn it over to the next lucky owner! Deeded land and a nice dock too! With 2 Murphy beds in the living area (craftfully designed to fold right up when no in use) you can invite all the friends and family ! Large storage container for all your lake toys ! Seller is leaving a lot of furnishings and its ready for use the day you buy it. Owner financing $20,000 down, 10 year note 6.5% ! Start your lake adventure NOW.

2. 2026-04-06
   status Active 601-char remark

   Show marketing remark (601 chars)

   2 Bed 2 Baths Lake Bungalow. Come sit on the patio. .. .soak in the view. .. .make those LAKE memories ! This house provided the owners many years of memories and they are ready to turn it over to the next lucky owner! Deeded land and a nice dock too! With 2 Murphy beds in the living area (craftfully designed to fold right up when no in use) you can invite all the friends and family ! Large storage container for all your lake toys ! Seller is leaving a lot of furnishings and its ready for use the day you buy it. Owner financing $20,000 down, 10 year note 6.5% ! Start your lake adventure NOW.

3. 2026-03-16
   historical Active Under Contract 601-char remark

   Show marketing remark (601 chars)

   2 Bed 2 Baths Lake Bungalow. Come sit on the patio. .. .soak in the view. .. .make those LAKE memories ! This house provided the owners many years of memories and they are ready to turn it over to the next lucky owner! Deeded land and a nice dock too! With 2 Murphy beds in the living area (craftfully designed to fold right up when no in use) you can invite all the friends and family ! Large storage container for all your lake toys ! Seller is leaving a lot of furnishings and its ready for use the day you buy it. Owner financing $20,000 down, 10 year note 6.5% ! Start your lake adventure NOW.

4. 2026-03-04
   status Active 601-char remark

   Show marketing remark (601 chars)

   2 Bed 2 Baths Lake Bungalow. Come sit on the patio. .. .soak in the view. .. .make those LAKE memories ! This house provided the owners many years of memories and they are ready to turn it over to the next lucky owner! Deeded land and a nice dock too! With 2 Murphy beds in the living area (craftfully designed to fold right up when no in use) you can invite all the friends and family ! Large storage container for all your lake toys ! Seller is leaving a lot of furnishings and its ready for use the day you buy it. Owner financing $20,000 down, 10 year note 6.5% ! Start your lake adventure NOW.

5. 2025-11-04
   historical Active Under Contract 601-char remark

   Show marketing remark (601 chars)

   2 Bed 2 Baths Lake Bungalow. Come sit on the patio. .. .soak in the view. .. .make those LAKE memories ! This house provided the owners many years of memories and they are ready to turn it over to the next lucky owner! Deeded land and a nice dock too! With 2 Murphy beds in the living area (craftfully designed to fold right up when no in use) you can invite all the friends and family ! Large storage container for all your lake toys ! Seller is leaving a lot of furnishings and its ready for use the day you buy it. Owner financing $20,000 down, 10 year note 6.5% ! Start your lake adventure NOW.

6. 2025-07-14
   listed $95,000 Active 601-char remark

   Show marketing remark (601 chars)

   2 Bed 2 Baths Lake Bungalow. Come sit on the patio. .. .soak in the view. .. .make those LAKE memories ! This house provided the owners many years of memories and they are ready to turn it over to the next lucky owner! Deeded land and a nice dock too! With 2 Murphy beds in the living area (craftfully designed to fold right up when no in use) you can invite all the friends and family ! Large storage container for all your lake toys ! Seller is leaving a lot of furnishings and its ready for use the day you buy it. Owner financing $20,000 down, 10 year note 6.5% ! Start your lake adventure NOW.

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

Taxation est. · year 1

• Rental income: $13,747
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$2,764
• Taxable income: $1,563
• Est. tax owed @ 24.0%: −$375
• After-tax cash flow: $2,607/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and updates to improve its condition and value. Key areas for improvement include the roof, exterior siding, interior walls, and kitchen and bathroom fixtures.

Repairs flagged

• Major roof — visible wear
• Major exterior siding — weathered
• Major interior walls — paint peeling
• Major kitchen cabinets — dated
• Major bathroom fixtures — dated

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace water heater — improves comfort and reduces maintenance costs
• Both update kitchen cabinets — modernizes space and increases resale value
• Both update bathroom fixtures — modernizes space and increases resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible wear	Major	$15,000–50,000
exterior siding · weathered	Major	$15,000–50,000
interior walls · paint peeling	Major	$15,000–50,000
kitchen cabinets · dated	Major	$15,000–50,000
bathroom fixtures · dated	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace water heater — improves comfort and reduces maintenance costs ↑
• Both update kitchen cabinets — modernizes space and increases resale value ↑
• Both update bathroom fixtures — modernizes space and increases resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Westbrook ISD
• NCES district ID: 4845210
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $51,806
• Composite: 43.02/100
• National rank: #6658
• State rank: #429 of 1141 in TX

Livability — Lake Colorado City

• Score: 64/100
• State rank: #782
• US rank: #14249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Colorado City, TX
• City population: 7,672
• Population (ZIP): 7,672

Population outlook (Mitchell County) Hauer SSP2

• Today (2025): 8,476 people
• By 2030: 8,723 · +2.9%
• By 2040: 9,046 · +6.7%
• By 2050: 9,200 · +8.5%
• By 2075: 8,936 · +5.4%
• By 2100: 7,978 · -5.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 37% Two or more races 20% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 80% English-only · Spanish 18% Tagalog/Filipino 1%

Political lean MEDSL · Mitchell

• 2024 margin: Solid R (+71.3) · D 14.0% · R 85.3%
• 2008→2024 swing: -20.8pp toward R · 2008: -50.5pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+68.8 2016: R+65.2 2012: R+52.7 2008: R+50.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.37%
• Current HPI: 99.8822
• 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

6 events — show timeline

• 2026-05-18 Pending — PBBOR
• 2026-04-06 Relisted — PBBOR
• 2026-03-16 Contingent — PBBOR
• 2026-03-04 Relisted — PBBOR
• 2025-11-04 Contingent — PBBOR
• 2025-07-14 Listed $95,000 PBBOR