729 Loggins Dr · West Columbia, TX 77486

$219,000

3 bd · 2.0 ba · 2,030 sqft · SingleFamily public records · 73 Days on market

Built 1954 8,668 sqft lot $108/sqft · at area comps Est $224k · at est.

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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
• ARV discount +8.5/15.0
• Cash flow +8.4/30.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

Beautifully updated home in the heart of West Columbia! This 3-bedroom, 2-bath home features new luxury vinyl plank flooring throughout the main living areas, energy-efficient double-pane windows, fresh paint throughout, and much more. Enjoy two separate den areas, offering flexibility and plenty of room for everyday living, entertaining, or a growing household. Come see all this home has to offer!

Key facts

• Updated home
• 8,668 sq ft lot
• Garage

Tags

• UPDATED HOME
• LUXURY VINYL PLANK FLOORING
• TWO SEPARATE DEN AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-195 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (21.4% below list).
• Recommended offer: $172k (21.4% 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 Brazos J H (math 34% / reading 32%, grade F, #930 of 1,662 statewide, top 57%, 676 students, 65% FRL) — zoned schools average 65% FRL vs 48% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 145 active listings in the ZIP; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($2k loan paydown + $17k 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 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $172,158 (21.4% 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. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — 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 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?
7. 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?
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: 0.79% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.82%
• DSCR: 0.83
• GRM: 10.6

CMA / ARV

• ARV (median comp): $224,113
• List price: $219,000
• Delta: -2.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Humble Dr	0.44mi	3/2.0	1,801 (-11%)	2mo	$319,000	$177	59
125 Irwin Rd	0.48mi	4/2.5 (+1)	2,068 (+2%)	14mo	$315,000	$152	56
317 S 14th St	0.45mi	3/1.5	2,171 (+7%)	12mo	$299,900	$138	55
908 Loggins Dr	0.21mi	4/2.0 (+1)	1,739 (-14%)	8mo	$240,000	$138	55
1419 Rev Swinney St	0.25mi	3/3.0	1,736 (-14%)	11mo	$269,990	$156	51
145 W Jackson St	0.55mi	4/2.0 (+1)	1,790 (-12%)	2mo	$269,900	$151	48
912 S Columbia Dr	0.41mi	4/3.0 (+1)	2,250 (+11%)	13mo	$184,900	$82	43
118 W Bernard St	0.63mi	4/2.5 (+1)	1,786 (-12%)	20mo	$250,000	$140	27

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: 16.2%
• Equity multiple: 2.19×
• Total profit: $72,664
• Equity at exit: $160,883

10-year hold

• IRR: 15.8%
• Equity multiple: 4.59×
• Total profit: $220,104
• Equity at exit: $314,247

Cash invested: $61,320 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,722 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$316 /mo · $3,787/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-195

Break-even live

Break-even rent $1,969

Max offer price $184,508

Occupancy floor —

Sensitivity live

Price	-10% $-71	-5% $-133	+0% $-195	+5% $-257	+10% $-319
Rent	-10% $-331	-5% $-263	+0% $-195	+5% $-127	+10% $-59
Rate	-1.0pp $-85	-0.5pp $-140	base $-195	+0.5pp $-252	+1.0pp $-310

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $219,000 Active 73 DOM
2. 2026-06-18
   days on market $219,000 Active 70 DOM
3. 2026-06-17
   days on market $219,000 Active 69 DOM
4. 2026-06-16
   days on market $219,000 Active 68 DOM
5. 2026-06-15
   days on market $219,000 Active 67 DOM
6. 2026-06-13
   days on market $219,000 Active 65 DOM
7. 2026-06-13
   days on market $219,000 Active 64 DOM
8. 2026-06-09
   days on market $219,000 Active 61 DOM
9. 2026-06-08
   days on market $219,000 Active 60 DOM
10. 2026-06-07
    days on market $219,000 Active 59 DOM
11. 2026-06-04
    days on market $219,000 Active 56 DOM
12. 2026-06-03
    days on market $219,000 Active 55 DOM
13. 2026-06-02
    days on market $219,000 Active 54 DOM
14. 2026-06-01
    days on market $219,000 Active 53 DOM
15. 2026-05-31
    days on market $219,000 Active 52 DOM
16. 2026-04-09
    listed $219,000 Active 401-char remark

    Show marketing remark (401 chars)

    Beautifully updated home in the heart of West Columbia! This 3-bedroom, 2-bath home features new luxury vinyl plank flooring throughout the main living areas, energy-efficient double-pane windows, fresh paint throughout, and much more. Enjoy two separate den areas, offering flexibility and plenty of room for everyday living, entertaining, or a growing household. Come see all this home has to offer!

17. 2021-03-22
    soldstatus Sold 403-char remark

    Show marketing remark (403 chars)

    CHECK OUT THIS 3 BEDROOM, 2 BATHROOM AND 1 CAR GARAGE IN THE HEART OF WEST COLUMBIA. FEATURES INCLUDE: LARGE LIVING ROOM, FAMILY ROOM WITH HARDWOOD FLOORS UNDER THE CARPET, NEW DISHWASHER, ALL APPLIANCES INCLUDED, TONS OF STORAGE, BUILT-INS, NEW TRANE AC 2020, NEW WINDOWS 2017, UPSTAIRS BEDROOM WITH BALCONY, COVERED PATIO, STORAGE BUILDING AND WORK AREA IN GARAGE. DON’T MISS OUT ON THIS HOUSE!!

18. 2021-03-22
    soldstatus

    Show marketing remark (403 chars)

    CHECK OUT THIS 3 BEDROOM, 2 BATHROOM AND 1 CAR GARAGE IN THE HEART OF WEST COLUMBIA. FEATURES INCLUDE: LARGE LIVING ROOM, FAMILY ROOM WITH HARDWOOD FLOORS UNDER THE CARPET, NEW DISHWASHER, ALL APPLIANCES INCLUDED, TONS OF STORAGE, BUILT-INS, NEW TRANE AC 2020, NEW WINDOWS 2017, UPSTAIRS BEDROOM WITH BALCONY, COVERED PATIO, STORAGE BUILDING AND WORK AREA IN GARAGE. DON’T MISS OUT ON THIS HOUSE!!

19. 2021-03-15
    status Pending 403-char remark

    Show marketing remark (403 chars)

    CHECK OUT THIS 3 BEDROOM, 2 BATHROOM AND 1 CAR GARAGE IN THE HEART OF WEST COLUMBIA. FEATURES INCLUDE: LARGE LIVING ROOM, FAMILY ROOM WITH HARDWOOD FLOORS UNDER THE CARPET, NEW DISHWASHER, ALL APPLIANCES INCLUDED, TONS OF STORAGE, BUILT-INS, NEW TRANE AC 2020, NEW WINDOWS 2017, UPSTAIRS BEDROOM WITH BALCONY, COVERED PATIO, STORAGE BUILDING AND WORK AREA IN GARAGE. DON’T MISS OUT ON THIS HOUSE!!

20. 2021-02-22
    listed $169,900 Active 403-char remark

    Show marketing remark (403 chars)

    CHECK OUT THIS 3 BEDROOM, 2 BATHROOM AND 1 CAR GARAGE IN THE HEART OF WEST COLUMBIA. FEATURES INCLUDE: LARGE LIVING ROOM, FAMILY ROOM WITH HARDWOOD FLOORS UNDER THE CARPET, NEW DISHWASHER, ALL APPLIANCES INCLUDED, TONS OF STORAGE, BUILT-INS, NEW TRANE AC 2020, NEW WINDOWS 2017, UPSTAIRS BEDROOM WITH BALCONY, COVERED PATIO, STORAGE BUILDING AND WORK AREA IN GARAGE. DON’T MISS OUT ON THIS HOUSE!!

ⓘ 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: $3,787 · $316/mo
• Projected year-2 tax: $4,008 · $334/mo
• Expected delta: +$221/yr (+$18/mo · 5.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $20,659
• − Mortgage interest: −$12,267
• − Property taxes: −$3,787
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$6,371
• Taxable loss: −$6,167
• Est. tax savings @ 24.0%: +$1,480
• After-tax cash flow: $-863/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

• Census place: West Columbia, TX
• 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

+28.9% since first listed

5 events — show timeline

• 2026-04-09 Listed $219,000 HARMLS
• 2021-03-22 Sold (Public Records) — Public Records
• 2021-03-22 Sold (MLS) — HARMLS
• 2021-03-15 Pending — HARMLS
• 2021-02-22 Listed $169,900 HARMLS

Property tax history

+3.8%/yr

Latest (2025): $3,787 · +2.0% YoY. Source: county tax records.