277/278 Richard St · West Livingston, TX 77331

$145,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily · 20 Days on market

Built 1997 Average condition 5,248 sqft lot

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Why this score? — see what drove the C 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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

277/278 Richard St in Coldspring offers the perfect blend of peaceful country living and outdoor adventure. This 3 bed 1 bath home with new kitchen and included appliances is nestled within a 5 minute walk to the scenic Trinity River and just minutes from the renowned Livingston Dam, this property is ideal for anyone seeking a relaxing weekend retreat, vacation getaway, or income-producing investment property. Enjoy easy access to boating, fishing, kayaking, and nature trails while still being within driving distance of Houston. The area is known for its natural beauty, peaceful atmosphere, and growing appeal among outdoor enthusiasts and short-term rental travelers. With increasing interes

Key facts

• Boating
• New kitchen
• Included appliances

Tags

• NEW KITCHEN
• INCLUDED APPLIANCES
• SCENIC TRINITY RIVER
• RENOWNED LIVINGSTON DAM
• BOATING
• FISHING

Property features AI

Finance

• Other: Road surface: dirt; Has additional parcels

Exterior

• Security: Owned security system
• Utilities: Well water; Septic tank
• Home design: Residential property; Faces southeast; Built in 1997; Pillar/post/pier foundation
• Construction: Wood siding; Composition roof
• Exterior features: Covered patio; Patio; Deck; Fully fenced yard; Storage; Shed(s)

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Primary bedroom (first level) — 12' x 13'; Bedroom (first level) — 10' x 12'; Bedroom (first level) — 10' x 12'
• Flooring: Tile
• Bathrooms: 1 full bathroom (first level) — 6' x 12'
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Marble counters; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.5% in West Livingston — 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 50/100 on livability (#1,501 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, 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: Coldspring-Oakhurst H S (math 27% / reading 37%, grade F, #1,044 of 1,632 statewide, top 66%, 496 students, 55% FRL).
• Market conditions: 362 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 $1k 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Recommended offer $142,825 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.36%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $39,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1300 Janning St	0.49mi	3/1.5	1,024 (+2%)	4mo	$40,000	$39	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-5,467
• Equity at exit: $21,620

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $18,522
• Equity at exit: $12,537

Cash invested: $40,600 (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 77331

• Active inventory: 362
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,626 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $283

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 78%

Sensitivity live

Price	-10% $383	-5% $333	+0% $283	+5% $233	+10% $182
Rent	-10% $154	-5% $218	+0% $283	+5% $347	+10% $411
Rate	-1.0pp $356	-0.5pp $320	base $283	+0.5pp $245	+1.0pp $207

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $145,000 Active 20 DOM
2. 2026-06-18
   days on market $145,000 Active 19 DOM
3. 2026-06-17
   days on market $145,000 Active 18 DOM
4. 2026-06-16
   days on market $145,000 Active 17 DOM
5. 2026-06-15
   days on market $145,000 Active 16 DOM
6. 2026-06-14
   days on market $145,000 Active 14 DOM
7. 2026-06-13
   days on market $145,000 Active 13 DOM
8. 2026-06-10
   days on market $145,000 Active 11 DOM
9. 2026-06-09
   days on market $145,000 Active 10 DOM
10. 2026-06-08
    days on market $145,000 Active 9 DOM
11. 2026-06-07
    days on market $145,000 Active 8 DOM
12. 2026-06-03
    days on market $145,000 Active 4 DOM
13. 2026-06-02
    days on market $145,000 Active 3 DOM
14. 2026-06-01
    days on market $145,000 Active 2 DOM
15. 2026-05-31
    remarks 699-char remark
16. 2026-05-31
    listed $145,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $19,515
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$4,218
• Taxable income: $1,152
• Est. tax owed @ 24.0%: −$277
• After-tax cash flow: $3,116/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 · 13 photos

Average 55/100 Cosmetic rehab

This 3-bedroom, 1-bathroom home offers a blend of peaceful country living and outdoor adventure, with a new kitchen and appliances. It's ideal for a relaxing weekend retreat or income-producing investment property.

Repairs flagged

• Minor kitchen cabinets — existing cabinets, minor wear
• Minor bathroom fixtures — existing fixtures, minor wear
• Minor HVAC system — existing system, minor wear

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Resale repair minor siding — enhances curb appeal
• Resale replace minor flooring — enhances interior appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · existing cabinets, minor wear	Minor	$500–3,000
bathroom fixtures · existing fixtures, minor wear	Minor	$500–3,000
HVAC system · existing system, minor wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Resale repair minor siding — enhances curb appeal ↑
• Resale replace minor flooring — enhances interior appearance ↑

ⓘ 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: 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 — West Livingston

• Score: 50/100
• State rank: #1501
• US rank: #25668

Category grades

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

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

1 event — show timeline

• 2026-05-30 Listed $145,000 HARMLS