323 Harbert St · Columbus, TX 78934

$175,000

3 bd · 2.5 ba · 2,627 sqft · SingleFamily public records · 179 Days on market

Built 1950 0.38 ac lot $67/sqft · 50% below area ↓ 30% 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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.7/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This classic home offers a spacious living room, dining area, and kitchen with knotty pine cabinetry. With 3 bedrooms, 2.5 baths, an additional flex/recreation room overlooking the patio, and ample closet space, this home sits on a large lot with mature trees, a concrete patio, and an attached carport. Full of character and potential, it’s the perfect fixer-upper to make your own!

Key facts

• Recreational space
• Mature trees
• 0.38 acre lot

Tags

• KNOTTY PINE CABINETRY
• OUTDOOR CONCRETE PATIO
• MATURE TREES
• RECREATIONAL SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 2.4% in Columbus — 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 71/100 on livability (#295 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute 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: 126 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.07% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 7.8

CMA / ARV

• ARV (median comp): $352,029
• List price: $175,000
• Delta: -50.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1220 Travis St	0.44mi	3/3.0	2,748 (+5%)	3mo	$680,000	$247	67
1519 Bowie St	0.27mi	4/3.0 (+1)	2,676 (+2%)	15mo	$525,000	$196	65
303 Wallace St	0.08mi	3/3.0	2,373 (-10%)	16mo	$239,000	$101	65
220 Mccormick St	0.12mi	3/2.5	2,290 (-13%)	14mo	$354,900	$155	61
1336 Milam St	0.36mi	4/3.5 (+1)	2,772 (+6%)	20mo	$599,000	$216	48
1336 Live Oak St	0.43mi	3/1.5	2,417 (-8%)	22mo	$410,000	$170	44
918 Front St	0.67mi	4/3.5 (+1)	2,855 (+9%)	6mo	$499,000	$175	40
632 Walnut St	0.62mi	3/1.5	2,314 (-12%)	21mo	$592,000	$256	30
917 Prairie St	0.74mi	4/2.0 (+1)	2,249 (-14%)	13mo	$460,000	$205	24

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-13,496
• Equity at exit: $26,093

10-year hold

• IRR: 2.2%
• Equity multiple: 1.15×
• Total profit: $7,532
• Equity at exit: $15,131

Cash invested: $49,000 (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 78934

• Home prices YoY: -22.9%
• Active inventory: 126
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,877 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$260 /mo · $3,116/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $232

Break-even live

Break-even rent $1,583

Max offer price $175,000

Occupancy floor 83%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $175,000 Active 179 DOM
2. 2026-06-17
   days on market $175,000 Active 178 DOM
3. 2026-06-16
   days on market $175,000 Active 177 DOM
4. 2026-06-15
   days on market $175,000 Active 176 DOM
5. 2026-06-13
   days on market $175,000 Active 174 DOM
6. 2026-06-12
   days on market $175,000 Active 173 DOM
7. 2026-06-09
   days on market $175,000 Active 170 DOM
8. 2026-06-08
   days on market $175,000 Active 169 DOM
9. 2026-06-08
   days on market $175,000 Active 168 DOM
10. 2026-06-05
    days on market $175,000 Active 166 DOM
11. 2026-06-03
    days on market $175,000 Active 164 DOM
12. 2026-06-02
    days on market $175,000 Active 163 DOM
13. 2026-06-01
    days on market $175,000 Active 162 DOM
14. 2026-05-31
    days on market $175,000 Active 161 DOM
15. 2026-05-02
    price $175,000 389-char remark

    Show marketing remark (389 chars)

    This classic home offers a spacious living room, dining area, and kitchen with knotty pine cabinetry. With 3 bedrooms, 2.5 baths, an additional flex/recreation room overlooking the patio, and ample closet space, this home sits on a large lot with mature trees, a concrete patio, and an attached carport. Full of character and potential, it’s the perfect fixer-upper to make your own!

16. 2025-12-21
    listed $250,000 Active 389-char remark

    Show marketing remark (389 chars)

    This classic home offers a spacious living room, dining area, and kitchen with knotty pine cabinetry. With 3 bedrooms, 2.5 baths, an additional flex/recreation room overlooking the patio, and ample closet space, this home sits on a large lot with mature trees, a concrete patio, and an attached carport. Full of character and potential, it’s the perfect fixer-upper to make your own!

17. 1996-04-15
    soldstatus

ⓘ 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: $3,116 · $260/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$87/yr (+$7/mo · 2.8%)

ⓘ 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 3/10 Moderate
• 🌡 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: $22,523
• − Mortgage interest: −$9,803
• − Property taxes: −$3,116
• − Insurance: −$875
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$5,091
• Taxable income: $35
• Est. tax owed @ 24.0%: −$8
• After-tax cash flow: $2,782/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 — Columbus

• Score: 71/100
• State rank: #295
• US rank: #6751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbus, TX
• City population: 6,833
• Population (ZIP): 6,833

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Hispanic / Latino 26% Black 11% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 3% Slovak 2% Portuguese 1%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 84% English-only · Spanish 14%

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: ▼ -60.66%
• Current HPI: 203.9833
• 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

-30.0% since first listed

3 events — show timeline

• 2026-05-02 Price Changed $175,000 HARMLS
• 2025-12-21 Listed $250,000 HARMLS
• 1996-04-15 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2025): $3,116 · +8.4% YoY. Source: county tax records.