104 6th St · Glidden, TX 78943

$149,150

4 bd · 2.5 ba · 2,287 sqft · SingleFamily public records · 103 Days on market

Built 1910 0.43 ac lot $65/sqft · 64% below area ↓ 5% since listing

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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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.6/10.0
• Appreciation +3.1/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming 2-story home built in 1910, filled with warmth and character. The cozy living room features a mock fireplace, chandelier, and abundant natural light. The kitchen offers generous storage, ample counter space, and a comfortable dining area, along with a spacious family room perfect for gatherings. With four roomy bedrooms, two and a half baths, and a flexible space ideal for a home office, there’s plenty of room to grow. Warm wood paneling adds timeless charm throughout. Enjoy the inviting front porch, garage, storage sheds, and yard space for gardening — all with easy access to Downtown Columbus. Sold as-is, this historic gem is ready for you to make it your own!

Key facts

• Ample counter space
• Elegant chandelier
• Abundant storage

Tags

• GAS LOG BRICK FIREPLACE
• ELEGANT CHANDELIER
• AMPLE NATURAL LIGHT WINDOWS
• ABUNDANT STORAGE
• AMPLE COUNTER SPACE
• NICE SIZE DINING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (4.1% below list).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,188 in TX) — a working-class tenant base; expect higher turnover. Strengths: employment A+, cost of living A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Columbus ISD (town): math 34% / reading 34% proficiency, ranked #531 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 29 units permitted in Colorado 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.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,726 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 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 1910 — 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. 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?
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: 0.96% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 8.7

CMA / ARV

• ARV (median comp): $419,214
• List price: $149,150
• Delta: -64.42%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-15,176
• Equity at exit: $22,239

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,648
• Equity at exit: $12,896

Cash invested: $41,762 (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 78943

• Home prices YoY: -3.9%
• Active inventory: 3
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$782
• Tax from tax record: −$144 /mo · $1,730/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $141

Break-even live

Break-even rent $1,251

Max offer price $149,150

Occupancy floor 85%

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: $37,288
• Closing costs: $4,474
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-20
   status Pending 713-char remark

   Show marketing remark (713 chars)

   Welcome to this charming 2-story home built in 1910, filled with warmth and character. The cozy living room features a mock fireplace, chandelier, and abundant natural light. The kitchen offers generous storage, ample counter space, and a comfortable dining area, along with a spacious family room perfect for gatherings. With four roomy bedrooms, two and a half baths, and a flexible space ideal for a home office, there’s plenty of room to grow. Warm wood paneling adds timeless charm throughout. Enjoy the inviting front porch, garage, storage sheds, and yard space for gardening — all with easy access to Downtown Columbus. Sold as-is, this historic gem is ready for you to make it your own!

2. 2026-04-20
   price $149,150 713-char remark

   Show marketing remark (713 chars)

   Welcome to this charming 2-story home built in 1910, filled with warmth and character. The cozy living room features a mock fireplace, chandelier, and abundant natural light. The kitchen offers generous storage, ample counter space, and a comfortable dining area, along with a spacious family room perfect for gatherings. With four roomy bedrooms, two and a half baths, and a flexible space ideal for a home office, there’s plenty of room to grow. Warm wood paneling adds timeless charm throughout. Enjoy the inviting front porch, garage, storage sheds, and yard space for gardening — all with easy access to Downtown Columbus. Sold as-is, this historic gem is ready for you to make it your own!

3. 2026-02-16
   listed $157,000 Active 713-char remark

   Show marketing remark (713 chars)

   Welcome to this charming 2-story home built in 1910, filled with warmth and character. The cozy living room features a mock fireplace, chandelier, and abundant natural light. The kitchen offers generous storage, ample counter space, and a comfortable dining area, along with a spacious family room perfect for gatherings. With four roomy bedrooms, two and a half baths, and a flexible space ideal for a home office, there’s plenty of room to grow. Warm wood paneling adds timeless charm throughout. Enjoy the inviting front porch, garage, storage sheds, and yard space for gardening — all with easy access to Downtown Columbus. Sold as-is, this historic gem is ready for you to make it your own!

ⓘ 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: $1,730 · $144/mo
• Projected year-2 tax: $2,729 · $227/mo
• Expected delta: +$1,000/yr (+$83/mo · 57.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 22 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: $17,160
• − Mortgage interest: −$8,355
• − Property taxes: −$1,730
• − Insurance: −$746
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$4,339
• Taxable loss: −$755
• Est. tax savings @ 24.0%: +$181
• After-tax cash flow: $1,876/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: Columbus ISD
• NCES district ID: 4814700
• Math proficiency: 34% ▼ -20.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $46,130
• Composite: 29.16/100
• National rank: #6578
• State rank: #531 of 826 in TX

Livability — Glidden

• Score: 58/100
• State rank: #1188
• US rank: #20803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glidden, TX
• City population: 230
• Population (ZIP): 230

Population outlook (Colorado County) Hauer SSP2

• Today (2025): 20,932 people
• By 2030: 20,803 · -0.6%
• By 2040: 20,518 · -2.0%
• By 2050: 20,325 · -2.9%
• By 2075: 20,086 · -4.0%
• By 2100: 18,228 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (77%)
• Race & ethnicity: Hispanic / Latino 77% White 23%
• Hispanic origin (detail): Mexican 77%
• Common ancestry: Lithuanian 13%
• Foreign-born: 38% · Canada
• Languages at home: 23% English-only · Spanish 77%

Political lean MEDSL · Colorado

• 2024 margin: Solid R (+57.2) · D 21.1% · R 78.3%
• 2008→2024 swing: -17.9pp toward R · 2008: -39.4pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+50.6 2016: R+51.2 2012: R+49.3 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.75%
• Current HPI: 93.6103
• 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

-5.0% since first listed

3 events — show timeline

• 2026-05-20 Pending — HARMLS
• 2026-04-20 Price Changed $149,150 HARMLS
• 2026-02-16 Listed $157,000 HARMLS

Property tax history

+6.9%/yr

Latest (2025): $1,730 · +5.0% YoY. Source: county tax records.