411 Richard St · West Livingston, TX 77331

$98,000

2 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 36 Days on market

Built 2013 5,248 sqft lot $74/sqft · 8% below area Est $107k · 8% 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 +30.0/30.0
• ARV discount +11.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity in Cold Spring, Texas! This unfinished 2-bedroom, 2-bath home sits on approximately 5,600 sq ft lot and is ready for the next owner to bring their vision to life. The home already has plumbing and electrical installed and does not currently have a built in kitchen, making it the perfect blank canvas for investors, flippers, or buyers looking to customize a property to their own style. This property offers incredible potential at an affordable price. Conveniently located with easy access to local amenities, schools, and Lake Livingston area attractions.

Key facts

• Unfinished home
• 5,248 sq ft lot
• Built 2013

Tags

• UNFINISHED HOME
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2013; Single-level (first-floor living implied)
• Construction: Vinyl siding; Composition roof; Slab foundation
• Exterior features: Cleared lot

Interior

• Kitchen: Kitchen integrated with family room
• Bedrooms: Primary bedroom on the first floor (15 x 10); Second bedroom on the first floor (10 x 10); Two total rooms listed
• Bathrooms: Two full bathrooms
• Interior features: Kitchen and family room combined

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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 $678 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $95,060 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.66% ✓
• Cap rate: 13.84%
• Cash-on-cash: 26.94%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $107,075
• List price: $98,000
• Delta: -8.48%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
730 Janning St	0.20mi	3/1.5 (+1)	1,382 (+5%)	15mo	$149,000	$108	64

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: 14.1%
• Equity multiple: 1.56×
• Total profit: $15,477
• Equity at exit: $14,612

10-year hold

• IRR: 22.9%
• Equity multiple: 2.97×
• Total profit: $54,119
• Equity at exit: $8,473

Cash invested: $27,440 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,624 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$41
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $491

Break-even live

Break-even rent $1,003

Max offer price $98,000

Occupancy floor 65%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $98,000 Active 36 DOM
2. 2026-06-18
   days on market $98,000 Active 35 DOM
3. 2026-06-17
   days on market $98,000 Active 34 DOM
4. 2026-06-16
   days on market $98,000 Active 33 DOM
5. 2026-06-15
   days on market $98,000 Active 32 DOM
6. 2026-06-14
   days on market $98,000 Active 30 DOM
7. 2026-06-13
   days on market $98,000 Active 29 DOM
8. 2026-06-10
   days on market $98,000 Active 27 DOM
9. 2026-06-09
   days on market $98,000 Active 26 DOM
10. 2026-06-08
    days on market $98,000 Active 25 DOM
11. 2026-06-07
    days on market $98,000 Active 24 DOM
12. 2026-06-03
    days on market $98,000 Active 20 DOM
13. 2026-06-02
    days on market $98,000 Active 19 DOM
14. 2026-06-01
    days on market $98,000 Active 18 DOM
15. 2026-05-31
    days on market $98,000 Active 17 DOM
16. 2026-05-30
    days on market $98,000 Active 16 DOM
17. 2026-05-14
    listed $98,000 Active 587-char remark
18. 2008-07-02
    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: $1,345 · $112/mo
• Projected year-2 tax: $1,793 · $149/mo
• Expected delta: +$449/yr (+$37/mo · 33.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,486
• − Mortgage interest: −$5,490
• − Property taxes: −$1,345
• − Insurance: −$1,992
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$2,851
• Taxable income: $4,691
• Est. tax owed @ 24.0%: −$1,126
• After-tax cash flow: $4,764/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: 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

2 events — show timeline

• 2026-05-14 Listed $98,000 HARMLS
• 2008-07-02 Sold (Public Records) — Public Records

Property tax history

+28.5%/yr

Latest (2025): $1,345 · +4.3% YoY. Source: county tax records.