20 Hideaway Trl · Coldspring, TX 77331

$115,000

2 bd · 1.0 ba · 1,236 sqft · SingleFamily public records · 101 Days on market

Built 1988 Fair condition 10,497 sqft lot Garage $93/sqft · 39% below area Est $190k · 39% under $9/mo HOA · 1% of rent ↓ 7% since listing

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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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This single story home is ready for someone with vision to bring it back to life! Whether you're an investor searching for your next project or a buyer looking to renovate and create a weekend retreat, this property offers plenty of potential. The standout feature is the oversized detached garage, providing ample space for vehicles, storage or a workshop - ideal for hobbyists or those needing extra room. A separate storage shed adds even more functionality, while the multiple porches offer inviting spaces to relax and enjoy the peaceful surroundings.

Key facts

• Multiple porches
• 0.24 acre lot
• 2 garage spots

Tags

• OVERSIZED DETACHED GARAGE
• SEPARATE STORAGE SHED
• MULTIPLE PORCHES
• PRIVATE COMMUNITY BOAT RAMP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.9% in Coldspring — 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 55/100 on livability (#1,357 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, 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: Street El (449 students, 70% FRL); Lincoln J H (math 14% / reading 28%, grade F, #1,387 of 1,662 statewide, top 85%, 347 students, 58% FRL); Coldspring-Oakhurst H S (math 27% / reading 37%, grade F, #1,044 of 1,632 statewide, top 66%, 496 students, 55% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: 412 active listings in the ZIP; 575 units permitted in San Jacinto County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 D 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: 1.25% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.63%
• DSCR: 1.56
• GRM: 6.6

CMA / ARV

• ARV (median comp): $189,900
• List price: $115,000
• Delta: -34.18%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Happiness Holw	0.09mi	2/1.0	1,000 (-19%)	22mo	$160,000	$160	53
290 Marina Dr	1.38mi	2/1.5	1,212 (-2%)	20mo	$369,500	$305	43
91 Sportsman Trl	0.23mi	3/2.0 (+1)	1,400 (+13%)	34mo	$239,999	$171	38
44 Debbie Ct	1.24mi	2/2.0	1,152 (-7%)	20mo	$185,000	$161	33
61 Everitt Ln	0.29mi	3/2.0 (+1)	1,500 (+21%)	36mo	$300,000	$200	33
80 Mirror Lake Ln	0.89mi	3/2.0 (+1)	1,200 (-3%)	35mo	$199,990	$167	31
81 Lakeview Shores Dr	0.97mi	2/1.0	946 (-24%)	15mo	$374,500	$396	28
191 Harvey Bryant Rd	0.81mi	3/2.0 (+1)	1,428 (+16%)	12mo	$139,900	$98	21
4040 State Highway 156	1.38mi	3/2.0 (+1)	1,456 (+18%)	12mo	$175,000	$120	21
10 Elm Ridge Cir	0.87mi	2/1.5	1,408 (+14%)	25mo	$375,000	$266	20
40 Old Hickory Cir	0.75mi	3/2.0 (+1)	1,508 (+22%)	27mo	$435,000	$288	11

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $2,970
• Equity at exit: $17,147

10-year hold

• IRR: 12.0%
• Equity multiple: 1.95×
• Total profit: $30,474
• Equity at exit: $9,943

Cash invested: $32,200 (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 →

Active competition Active MLS

• For sale now: 3 active
• Median asking: $219,888 ($162/sqft)
• Median days on market: 255 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: -5.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77331

• Active inventory: 412
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,441 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$140 /mo · $1,677/yr
• Insurance: −$48
• HOA: −$9
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $339

Break-even live

Break-even rent $1,012

Max offer price $115,000

Occupancy floor 71%

Sensitivity live

Price	-10% $404	-5% $371	+0% $339	+5% $306	+10% $274
Rent	-10% $225	-5% $282	+0% $339	+5% $396	+10% $453
Rate	-1.0pp $397	-0.5pp $368	base $339	+0.5pp $309	+1.0pp $279

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: $28,750
• Closing costs: $3,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: Holiday Shores POA with an annual fee of $110Community pool

Exterior

• Parking: Detached oversized garageDriveway parking
• Utilities: Public waterSeptic tank sewer
• Home design: Residential propertySingle-story (first-floor living areas)
• Construction: Wood sidingBuilt in 1988Composition roofPillar/post/pier foundation
• Exterior features: Enclosed porchPrivate yardPorch with screened area

Interior

• Kitchen: DishwasherGas ovenGas range
• Bedrooms: Two first-floor bedrooms (approx. 12x10 and 12x12)
• Flooring: CarpetLaminate
• Bathrooms: One full bathroom
• Heating & cooling: Window heating unitWindow cooling unit
• Interior features: Kitchen/family room comboKitchen/dining comboLiving/dining roomTub with shower
• Laundry & utility: Washer hookupElectric dryer hookup

Listing history 50 events

1. 2026-08-08
   days on market $115,000 Active 101 DOM
2. 2026-08-07
   days on market $115,000 Active 100 DOM
3. 2026-08-06
   days on market $115,000 Active 99 DOM
4. 2026-08-05
   remarks 699-char remark
5. 2026-08-05
   pricedays on market $115,000 Active 98 DOM
6. 2026-08-04
   days on market $125,000 Active 97 DOM
7. 2026-08-03
   days on market $125,000 Active 96 DOM
8. 2026-07-31
   days on market $125,000 Active 93 DOM
9. 2026-07-29
   days on market $125,000 Active 91 DOM
10. 2026-07-27
    days on market $125,000 Active 89 DOM
11. 2026-07-25
    days on market $125,000 Active 87 DOM
12. 2026-07-23
    days on market $125,000 Active 85 DOM
13. 2026-07-22
    days on market $125,000 Active 84 DOM
14. 2026-07-21
    days on market $125,000 Active 83 DOM
15. 2026-07-18
    days on market $125,000 Active 80 DOM
16. 2026-07-16
    days on market $125,000 Active 78 DOM
17. 2026-07-16
    days on market $125,000 Active 77 DOM
18. 2026-07-14
    days on market $125,000 Active 76 DOM
19. 2026-07-13
    days on market $125,000 Active 75 DOM
20. 2026-07-12
    days on market $125,000 Active 74 DOM
21. 2026-07-11
    days on market $125,000 Active 73 DOM
22. 2026-07-10
    days on market $125,000 Active 72 DOM
23. 2026-07-09
    days on market $125,000 Active 71 DOM
24. 2026-07-08
    days on market $125,000 Active 70 DOM
25. 2026-07-07
    days on market $125,000 Active 69 DOM
26. 2026-07-06
    days on market $125,000 Active 68 DOM
27. 2026-07-05
    days on market $125,000 Active 67 DOM
28. 2026-07-04
    days on market $125,000 Active 66 DOM
29. 2026-07-03
    days on market $125,000 Active 65 DOM
30. 2026-07-02
    days on market $125,000 Active 64 DOM
31. 2026-07-01
    days on market $125,000 Active 63 DOM
32. 2026-06-30
    days on market $125,000 Active 62 DOM
33. 2026-06-29
    days on market $125,000 Active 61 DOM
34. 2026-06-28
    days on market $125,000 Active 60 DOM
35. 2026-06-28
    days on market $125,000 Active 59 DOM
36. 2026-06-27
    days on market $125,000 Active 58 DOM
37. 2026-06-26
    days on market $125,000 Active 57 DOM
38. 2026-06-23
    days on market $125,000 Active 54 DOM
39. 2026-06-21
    days on market $125,000 Active 53 DOM
40. 2026-06-19
    days on market $125,000 Active 51 DOM
41. 2026-06-18
    days on market $125,000 Active 50 DOM
42. 2026-06-17
    days on market $125,000 Active 49 DOM
43. 2026-06-16
    days on market $125,000 Active 48 DOM
44. 2026-06-15
    days on market $125,000 Active 47 DOM
45. 2026-06-14
    days on market $125,000 Active 45 DOM
46. 2026-06-13
    days on market $125,000 Active 44 DOM
47. 2026-06-10
    days on market $125,000 Active 42 DOM
48. 2026-06-09
    days on market $125,000 Active 41 DOM
49. 2026-06-08
    days on market $125,000 Active 40 DOM
50. 2026-06-07
    pricedays on market $125,000 Active 39 DOM

ⓘ 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: $1,677 · $140/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$427/yr (+$36/mo · 25.5%)

ⓘ 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 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: $17,295
• − Mortgage interest: −$6,442
• − Property taxes: −$1,677
• − Insurance: −$575
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − HOA: −$108
• − Depreciation: −$3,345
• Taxable income: $2,380
• Est. tax owed @ 24.0%: −$571
• After-tax cash flow: $3,495/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $30,900–$55,620 screening

This single-family home requires significant exterior and interior repairs, including painting, landscaping, and flooring updates. It presents an opportunity for an investor to renovate and increase its value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Significant damage to the roof is visible, with missing shingles and exposed structure.
• Major Windows (windows) — The windows appear to be old and possibly not functioning properly, indicating a need for replacement.
• Major Electrical (electrical) — The electrical wiring and outlets are exposed and appear to be in poor condition, suggesting a need for a full electrical inspection and possibly upgrades.
• Major Exterior (exterior) — The exterior of the house is in poor condition, with peeling paint, damaged siding, and exposed structural elements.
• Major Plumbing (plumbing) — The plumbing fixtures and pipes appear to be old and possibly leaking, indicating a need for a full plumbing inspection and potential repairs or replacements.

Repairs flagged

• Major Siding — Significant peeling and wear on the exterior siding.
• Major Paint — Peeling paint on the exterior and interior walls.
• Major Landscaping — Overgrown and unkempt landscaping.
• Major Carpet — Worn-out carpet in the living room and kitchen.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint can significantly improve the home's curb appeal and overall appearance. ↑
• Both Landscaping and yard maintenance — A well-maintained yard can increase both the resale and rental value of the property. ↑
• Both New flooring — New carpet or tile can greatly enhance the living space and increase the home's value. ↑
• Both HVAC system inspection and potential replacement — A functional HVAC system is essential for both comfort and energy efficiency, impacting both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Coldspring Int F TX #3,470/4,322 Nat'l #32,906/41,679 Middle Lincoln J H F TX #1,387/1,662 Nat'l #11,464/14,009 High Coldspring-Oakhurst H S F TX #1,044/1,632 Nat'l #10,416/17,239

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

D Composite livability gradescore 55/100

Livability — Coldspring

• Score: 55/100
• State rank: #1357
• US rank: #23364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: San Jacinto · 29,069 people
• Metro: Houston-Pasadena-The Woodlands, TX
• Population (ZIP): 7,348
• Household income: $50,321
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 8% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Holiday Shores POA with an annual fee of $110Community pool

Exterior

• Parking: Detached oversized garageDriveway parking
• Utilities: Public waterSeptic tank sewer
• Home design: Residential propertySingle-story (first-floor living areas)
• Construction: Wood sidingBuilt in 1988Composition roofPillar/post/pier foundation
• Exterior features: Enclosed porchPrivate yardPorch with screened area

Interior

• Kitchen: DishwasherGas ovenGas range
• Bedrooms: Two first-floor bedrooms (approx. 12x10 and 12x12)
• Flooring: CarpetLaminate
• Bathrooms: One full bathroom
• Heating & cooling: Window heating unitWindow cooling unit
• Interior features: Kitchen/family room comboKitchen/dining comboLiving/dining roomTub with shower
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

-7.4% since first listed

3 events — show timeline

• 2026-06-04 Price Changed $125,000 HARMLS
• 2026-04-29 Listed $135,000 HARMLS
• 2002-01-11 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,677 · -4.3% YoY. Source: county tax records.