175 Freeman Blvd · West Columbia, TX 77486

$250,000

3 bd · 2.0 ba · 2,082 sqft · SingleFamily public records · 95 Days on market

Built 1978 0.48 ac lot $120/sqft · 16% below area Est $298k · 16% under $133/mo HOA · 5% of rent ↓ 9% 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 +15.3/30.0
• ARV discount +14.7/15.0
• Appreciation +8.8/10.0
• 1% rule +5.8/10.0
• DSCR +4.7/10.0
• 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

This one-of-a-kind home sits on a sprawling double lot right on the golf course, offering space, character, & unforgettable features at every turn. This 3/2 layout opens into a spacious interior filled with natural light. The true showstopper is the huge sunken living space crowned by skylights, creating a bright, airy centerpiece that’s perfect for entertaining or relaxing in style. Decorative tile accents the living areas, dining space & bathrooms, while carpeted floors throughout add warmth & comfort. Enjoy both formal dining & a separate breakfast area, giving you flexible spaces for everyday meals or special gatherings. A convenient wet bar tucked between the living & dining areas makes hosting effortless. Step outside to the large yard spanning a double lot, where you’ll have room to spread out, entertain, garden, or simply enjoy the peaceful golf course views.Packed with personality, space, & distinctive design, this home delivers style you won’t find just anywhere.

Key facts

• Formal dining
• Wet bar
• Double lot

Tags

• DOUBLE LOT
• GOLF COURSE VIEWS
• HUGE SUNKEN LIVING SPACE
• SKYLIGHTS
• WET BAR
• FORMAL DINING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $228k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 4.4% in West Columbia — 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 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: schools D, 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.
• Market conditions: 145 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $19k appreciation (7.6% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.6% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $227,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 7.7

CMA / ARV

• ARV (median comp): $297,791
• List price: $250,000
• Delta: -16.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2280 Riveroaks Dr	0.19mi	3/2.0	1,885 (-10%)	2mo	$399,999	$212	74
2571 Pinehurst Dr	0.52mi	3/2.0	2,019 (-3%)	1mo	$249,000	$123	70
229 N Amherst Dr	0.48mi	3/2.0	2,007 (-4%)	3mo	$354,000	$176	70
214 Montclaire Dr	0.34mi	4/2.0 (+1)	1,968 (-6%)	1mo	$365,990	$186	69
2194 Twin Lakes Blvd	0.39mi	2/2.5 (-1)	2,160 (+4%)	1mo	$273,000	$126	68
223 Freeman Blvd	0.32mi	3/2.0	1,915 (-8%)	6mo	$316,990	$166	66
213 Woodhaven	0.35mi	4/2.5 (+1)	2,219 (+7%)	3mo	$369,990	$167	63
212 Forest Park Dr	0.36mi	4/2.0 (+1)	1,878 (-10%)	3mo	$299,990	$160	59
230 Edgewater Dr	0.46mi	4/2.0 (+1)	1,902 (-9%)	4mo	$309,999	$163	56
213 N Amherst Dr	0.42mi	4/2.5 (+1)	2,342 (+12%)	2mo	$369,500	$158	51
331 Woodhaven Dr	0.64mi	4/2.0 (+1)	1,878 (-10%)	5mo	$329,990	$176	45
2337 Shalmar Dr	0.67mi	4/2.0 (+1)	1,801 (-14%)	3mo	$335,000	$186	39

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: 20.4%
• Equity multiple: 2.48×
• Total profit: $103,271
• Equity at exit: $183,657

10-year hold

• IRR: 19.1%
• Equity multiple: 5.22×
• Total profit: $295,603
• Equity at exit: $358,729

Cash invested: $70,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$491 /mo · $5,896/yr
• Insurance: −$104
• HOA: −$133
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $93

Break-even live

Break-even rent $2,582

Max offer price $250,000

Occupancy floor 92%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2363 Ridgewood Dr West Columbia, TX	4.0	2.5	2555	$2,700	$1.06	24d	1	0.30mi

HOA detail

• Monthly dues: $133 · $1,596/yr

Listing history 20 events

1. 2026-06-18
   days on market $250,000 Pending 95 DOM
2. 2026-06-17
   days on market $250,000 Pending 94 DOM
3. 2026-06-16
   days on market $250,000 Pending 93 DOM
4. 2026-06-15
   days on market $250,000 Pending 92 DOM
5. 2026-06-13
   days on market $250,000 Pending 90 DOM
6. 2026-06-13
   days on market $250,000 Pending 89 DOM
7. 2026-06-09
   days on market $250,000 Pending 86 DOM
8. 2026-06-08
   days on market $250,000 Pending 85 DOM
9. 2026-06-07
   days on market $250,000 Pending 84 DOM
10. 2026-06-04
    days on market $250,000 Pending 81 DOM
11. 2026-06-03
    days on market $250,000 Pending 80 DOM
12. 2026-06-02
    days on market $250,000 Pending 79 DOM
13. 2026-06-02
    status $250,000 Pending 78 DOM
14. 2026-06-01
    days on market $250,000 Active 78 DOM
15. 2026-05-31
    days on market $250,000 Active 77 DOM
16. 2026-04-13
    price $250,000 1029-char remark

    Show marketing remark (1029 chars)

    This one-of-a-kind home sits on a sprawling double lot right on the golf course, offering space, character, & unforgettable features at every turn. This 3/2 layout opens into a spacious interior filled with natural light. The true showstopper is the huge sunken living space crowned by skylights, creating a bright, airy centerpiece that’s perfect for entertaining or relaxing in style. Decorative tile accents the living areas, dining space & bathrooms, while carpeted floors throughout add warmth & comfort. Enjoy both formal dining & a separate breakfast area, giving you flexible spaces for everyday meals or special gatherings. A convenient wet bar tucked between the living & dining areas makes hosting effortless. Step outside to the large yard spanning a double lot, where you’ll have room to spread out, entertain, garden, or simply enjoy the peaceful golf course views.Packed with personality, space, & distinctive design, this home delivers style you won’t find just anywhere.

17. 2026-03-31
    status Active 1029-char remark

    Show marketing remark (1029 chars)

    This one-of-a-kind home sits on a sprawling double lot right on the golf course, offering space, character, & unforgettable features at every turn. This 3/2 layout opens into a spacious interior filled with natural light. The true showstopper is the huge sunken living space crowned by skylights, creating a bright, airy centerpiece that’s perfect for entertaining or relaxing in style. Decorative tile accents the living areas, dining space & bathrooms, while carpeted floors throughout add warmth & comfort. Enjoy both formal dining & a separate breakfast area, giving you flexible spaces for everyday meals or special gatherings. A convenient wet bar tucked between the living & dining areas makes hosting effortless. Step outside to the large yard spanning a double lot, where you’ll have room to spread out, entertain, garden, or simply enjoy the peaceful golf course views.Packed with personality, space, & distinctive design, this home delivers style you won’t find just anywhere.

18. 2026-03-30
    status Pending 1029-char remark

    Show marketing remark (1029 chars)

    This one-of-a-kind home sits on a sprawling double lot right on the golf course, offering space, character, & unforgettable features at every turn. This 3/2 layout opens into a spacious interior filled with natural light. The true showstopper is the huge sunken living space crowned by skylights, creating a bright, airy centerpiece that’s perfect for entertaining or relaxing in style. Decorative tile accents the living areas, dining space & bathrooms, while carpeted floors throughout add warmth & comfort. Enjoy both formal dining & a separate breakfast area, giving you flexible spaces for everyday meals or special gatherings. A convenient wet bar tucked between the living & dining areas makes hosting effortless. Step outside to the large yard spanning a double lot, where you’ll have room to spread out, entertain, garden, or simply enjoy the peaceful golf course views.Packed with personality, space, & distinctive design, this home delivers style you won’t find just anywhere.

19. 2026-03-23
    status Pending 1029-char remark

    Show marketing remark (1029 chars)

    This one-of-a-kind home sits on a sprawling double lot right on the golf course, offering space, character, & unforgettable features at every turn. This 3/2 layout opens into a spacious interior filled with natural light. The true showstopper is the huge sunken living space crowned by skylights, creating a bright, airy centerpiece that’s perfect for entertaining or relaxing in style. Decorative tile accents the living areas, dining space & bathrooms, while carpeted floors throughout add warmth & comfort. Enjoy both formal dining & a separate breakfast area, giving you flexible spaces for everyday meals or special gatherings. A convenient wet bar tucked between the living & dining areas makes hosting effortless. Step outside to the large yard spanning a double lot, where you’ll have room to spread out, entertain, garden, or simply enjoy the peaceful golf course views.Packed with personality, space, & distinctive design, this home delivers style you won’t find just anywhere.

20. 2026-03-13
    listed $274,900 Active 1029-char remark

    Show marketing remark (1029 chars)

    This one-of-a-kind home sits on a sprawling double lot right on the golf course, offering space, character, & unforgettable features at every turn. This 3/2 layout opens into a spacious interior filled with natural light. The true showstopper is the huge sunken living space crowned by skylights, creating a bright, airy centerpiece that’s perfect for entertaining or relaxing in style. Decorative tile accents the living areas, dining space & bathrooms, while carpeted floors throughout add warmth & comfort. Enjoy both formal dining & a separate breakfast area, giving you flexible spaces for everyday meals or special gatherings. A convenient wet bar tucked between the living & dining areas makes hosting effortless. Step outside to the large yard spanning a double lot, where you’ll have room to spread out, entertain, garden, or simply enjoy the peaceful golf course views.Packed with personality, space, & distinctive design, this home delivers style you won’t find just anywhere.

ⓘ 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: $5,896 · $491/mo
• Projected year-2 tax: $5,896 · $491/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 3/10 Moderate FEMA zone X · 10% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: $32,400
• − Mortgage interest: −$14,004
• − Property taxes: −$5,896
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − HOA: −$1,596
• − Depreciation: −$7,273
• Taxable loss: −$2,803
• Est. tax savings @ 24.0%: +$673
• After-tax cash flow: $1,794/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

• 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

-9.1% since first listed

5 events — show timeline

• 2026-04-13 Price Changed $250,000 HARMLS
• 2026-03-31 Relisted — HARMLS
• 2026-03-30 Pending — HARMLS
• 2026-03-23 Pending — HARMLS
• 2026-03-13 Listed $274,900 HARMLS

Property tax history

+0.9%/yr

Latest (2025): $5,896 · +5.1% YoY. Source: county tax records.