625 Austin · Colorado City, TX 79512

$49,900

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 106 Days on market

Built 1938 10,454 sqft lot $47/sqft · at area comps Est $50k · at est. ↓ 28% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.6/15.0
• Appreciation +7.2/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Huge Reduction; motivated to sell! Check out this charming 2-bedroom, 1-bathroom home featuring a spacious layout and nostalgic character! The oversized living room offers plenty of space for entertaining, while the kitchen provides ample cabinetry and bright accents. You'll love the large utility room with built-in storage. Outside, a large carport provides excellent attached covered parking. With durable flooring throughout and cozy wall heaters, this home is ready for your personal touch. A perfect starter home or investment!

Key facts

• 0.24 acre lot
• 2 parking spots
• Built 1938

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#355 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools C-, health & safety C-, amenities F.
• Colorado ISD (town): math 37% / reading 34% proficiency, ranked #508 of 826 in TX (top 62%) — 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 $3k of equity ($345 loan paydown + $2k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.09% ✓
• Cap rate: 17.09%
• Cash-on-cash: 38.56%
• DSCR: 2.72
• GRM: 4.0

CMA / ARV

• ARV (median comp): $50,000
• List price: $49,900
• Delta: -0.20%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 Pine St	0.73mi	2/1.0	1,036 (-3%)	14mo	$36,550	$35	50

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

Projected returns pro-forma

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

5-year hold

• IRR: 46.1%
• Equity multiple: 3.75×
• Total profit: $38,357
• Equity at exit: $26,392

10-year hold

• IRR: 44.6%
• Equity multiple: 7.60×
• Total profit: $92,206
• Equity at exit: $44,061

Cash invested: $13,972 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,041 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$91 /mo · $1,094/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $449

Break-even live

Break-even rent $473

Max offer price $49,900

Occupancy floor 52%

Sensitivity live

Price	-10% $477	-5% $463	+0% $449	+5% $435	+10% $421
Rent	-10% $367	-5% $408	+0% $449	+5% $490	+10% $531
Rate	-1.0pp $474	-0.5pp $462	base $449	+0.5pp $436	+1.0pp $423

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-19
   status Pending 534-char remark

   Show marketing remark (534 chars)

   Huge Reduction; motivated to sell! Check out this charming 2-bedroom, 1-bathroom home featuring a spacious layout and nostalgic character! The oversized living room offers plenty of space for entertaining, while the kitchen provides ample cabinetry and bright accents. You'll love the large utility room with built-in storage. Outside, a large carport provides excellent attached covered parking. With durable flooring throughout and cozy wall heaters, this home is ready for your personal touch. A perfect starter home or investment!

2. 2026-04-28
   price $49,900 534-char remark

   Show marketing remark (534 chars)

   Huge Reduction; motivated to sell! Check out this charming 2-bedroom, 1-bathroom home featuring a spacious layout and nostalgic character! The oversized living room offers plenty of space for entertaining, while the kitchen provides ample cabinetry and bright accents. You'll love the large utility room with built-in storage. Outside, a large carport provides excellent attached covered parking. With durable flooring throughout and cozy wall heaters, this home is ready for your personal touch. A perfect starter home or investment!

3. 2026-04-15
   status Active 534-char remark

   Show marketing remark (534 chars)

   Huge Reduction; motivated to sell! Check out this charming 2-bedroom, 1-bathroom home featuring a spacious layout and nostalgic character! The oversized living room offers plenty of space for entertaining, while the kitchen provides ample cabinetry and bright accents. You'll love the large utility room with built-in storage. Outside, a large carport provides excellent attached covered parking. With durable flooring throughout and cozy wall heaters, this home is ready for your personal touch. A perfect starter home or investment!

4. 2026-03-30
   historical Active Under Contract 534-char remark

   Show marketing remark (534 chars)

   Huge Reduction; motivated to sell! Check out this charming 2-bedroom, 1-bathroom home featuring a spacious layout and nostalgic character! The oversized living room offers plenty of space for entertaining, while the kitchen provides ample cabinetry and bright accents. You'll love the large utility room with built-in storage. Outside, a large carport provides excellent attached covered parking. With durable flooring throughout and cozy wall heaters, this home is ready for your personal touch. A perfect starter home or investment!

5. 2026-03-11
   price $59,500 534-char remark

   Show marketing remark (534 chars)

   Huge Reduction; motivated to sell! Check out this charming 2-bedroom, 1-bathroom home featuring a spacious layout and nostalgic character! The oversized living room offers plenty of space for entertaining, while the kitchen provides ample cabinetry and bright accents. You'll love the large utility room with built-in storage. Outside, a large carport provides excellent attached covered parking. With durable flooring throughout and cozy wall heaters, this home is ready for your personal touch. A perfect starter home or investment!

6. 2026-02-02
   listed $69,500 Active 534-char remark

   Show marketing remark (534 chars)

   Huge Reduction; motivated to sell! Check out this charming 2-bedroom, 1-bathroom home featuring a spacious layout and nostalgic character! The oversized living room offers plenty of space for entertaining, while the kitchen provides ample cabinetry and bright accents. You'll love the large utility room with built-in storage. Outside, a large carport provides excellent attached covered parking. With durable flooring throughout and cozy wall heaters, this home is ready for your personal touch. A perfect starter home or investment!

ⓘ 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: $1,094 · $91/mo
• Projected year-2 tax: $1,094 · $91/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $12,495
• − Mortgage interest: −$2,795
• − Property taxes: −$1,094
• − Insurance: −$250
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$1,452
• Taxable income: $4,906
• Est. tax owed @ 24.0%: −$1,177
• After-tax cash flow: $4,210/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: Colorado ISD
• NCES district ID: 4814640
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $46,054
• Composite: 30.41/100
• National rank: #6249
• State rank: #508 of 826 in TX

Livability — Colorado City

• Score: 70/100
• State rank: #355
• US rank: #7722

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colorado City, TX
• 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

-28.2% since first listed

6 events — show timeline

• 2026-05-19 Pending — PBBOR
• 2026-04-28 Price Changed $49,900 PBBOR
• 2026-04-15 Relisted — PBBOR
• 2026-03-30 Contingent — PBBOR
• 2026-03-11 Price Changed $59,500 PBBOR
• 2026-02-02 Listed $69,500 PBBOR

Property tax history

+4.1%/yr

Latest (2025): $1,094 · -5.4% YoY. Source: county tax records.