810 Other · Colorado City, TX 79512

$60,000

1 bd · 1.0 ba · 432 sqft · SingleFamily · 145 Days on market

Built 1950 Poor condition 0.27 ac lot ↓ 8% 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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

COZY 1 BEDROOM CABIN ON THE LAKE, PERFECT FOR WEEKEND GETAWAYS AND FISHING TRIPS!!! THERE ARE 2 STORAGE BUILDINGS ON THE PROPERTY, FISH CLEANING STATION, AND DOCK LEADING DOWN TO WATER FRONT.

Key facts

• Dock
• 1 bedroom cabin
• Storage buildings

Tags

• 1 BEDROOM CABIN
• STORAGE BUILDINGS
• FISH CLEANING STATION
• DOCK
• WATER FRONT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($780 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#355 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools C-, health & safety C-, amenities F.
• Colorado ISD (town): math 37% / reading 34% proficiency, ranked #508 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 84 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($415 loan paydown + $3k appreciation (4.4% local appreciation)).
• Mitchell County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($53k) 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: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1950 — 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. 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: 1.30% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.41%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.46×
• Total profit: $24,556
• Equity at exit: $31,734

10-year hold

• IRR: 23.7%
• Equity multiple: 4.82×
• Total profit: $64,244
• Equity at exit: $52,979

Cash invested: $16,800 (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 79512

• Home prices YoY: 4.6%
• Active inventory: 84
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $780 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $202

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 69%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $60,000 Active 145 DOM
2. 2026-06-17
   days on market $60,000 Active 144 DOM
3. 2026-06-16
   days on market $60,000 Active 143 DOM
4. 2026-06-15
   days on market $60,000 Active 142 DOM
5. 2026-06-13
   days on market $60,000 Active 140 DOM
6. 2026-06-12
   days on market $60,000 Active 139 DOM
7. 2026-06-09
   days on market $60,000 Active 136 DOM
8. 2026-06-08
   days on market $60,000 Active 135 DOM
9. 2026-06-08
   days on market $60,000 Active 134 DOM
10. 2026-06-05
    days on market $60,000 Active 132 DOM
11. 2026-06-03
    days on market $60,000 Active 130 DOM
12. 2026-06-02
    days on market $60,000 Active 129 DOM
13. 2026-06-01
    days on market $60,000 Active 128 DOM
14. 2026-05-31
    days on market $60,000 Active 127 DOM
15. 2026-02-19
    price $60,000 191-char remark

    Show marketing remark (191 chars)

    COZY 1 BEDROOM CABIN ON THE LAKE, PERFECT FOR WEEKEND GETAWAYS AND FISHING TRIPS!!! THERE ARE 2 STORAGE BUILDINGS ON THE PROPERTY, FISH CLEANING STATION, AND DOCK LEADING DOWN TO WATER FRONT.

16. 2026-01-24
    listed $65,000 Active 191-char remark

    Show marketing remark (191 chars)

    COZY 1 BEDROOM CABIN ON THE LAKE, PERFECT FOR WEEKEND GETAWAYS AND FISHING TRIPS!!! THERE ARE 2 STORAGE BUILDINGS ON THE PROPERTY, FISH CLEANING STATION, AND DOCK LEADING DOWN TO WATER FRONT.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $9,362
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$749
• − Management: −$749
• − Depreciation: −$1,745
• Taxable income: $1,558
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $2,047/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 · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs to bring it up to modern standards, significantly increasing its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severely outdated and in poor condition
• Major kitchen appliances — outdated and in poor condition
• Major kitchen flooring — damaged and uneven
• Major bathroom fixtures — dated and in poor condition
• Major bathroom flooring — damaged and uneven
• Major roof — visible rust and wear
• Major exterior siding — weathered and missing shingles
• Major interior walls — peeling paint and damaged
• Major windows — broken glass and missing frames
• Major HVAC system — outdated and inefficient
• Major landscaping — overgrown vegetation and unkempt appearance

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen will increase both resale and rental value
• Both bathroom renovation — modernizing the bathroom will increase both resale and rental value
• Both roof replacement — replacing the roof will increase both resale and rental value
• Both exterior siding repair — repairing the siding will increase both resale and rental value
• Both HVAC system upgrade — upgrading the HVAC system will increase both resale and rental value
• Both landscaping and curb appeal — improving the landscaping and curb appeal will increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely outdated and in poor condition	Major	$15,000–50,000
kitchen appliances · outdated and in poor condition	Major	$15,000–50,000
kitchen flooring · damaged and uneven	Major	$15,000–50,000
bathroom fixtures · dated and in poor condition	Major	$15,000–50,000
bathroom flooring · damaged and uneven	Major	$15,000–50,000
roof · visible rust and wear	Major	$15,000–50,000
exterior siding · weathered and missing shingles	Major	$15,000–50,000
interior walls · peeling paint and damaged	Major	$15,000–50,000
windows · broken glass and missing frames	Major	$15,000–50,000
HVAC system · outdated and inefficient	Major	$15,000–50,000
landscaping · overgrown vegetation and unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 11 items		$165,000–550,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen will increase both resale and rental value ↑
• Both bathroom renovation — modernizing the bathroom will increase both resale and rental value ↑
• Both roof replacement — replacing the roof will increase both resale and rental value ↑
• Both exterior siding repair — repairing the siding will increase both resale and rental value ↑
• Both HVAC system upgrade — upgrading the HVAC system will increase both resale and rental value ↑
• Both landscaping and curb appeal — improving the landscaping and curb appeal will increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Colorado ISD
• NCES district ID: 4814640
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $46,054
• Composite: 30.41/100
• National rank: #6249
• State rank: #508 of 826 in TX

Livability — Colorado City

• Score: 70/100
• State rank: #355
• US rank: #7722

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colorado City, TX
• Population (ZIP): 7,672

Population outlook (Mitchell County) Hauer SSP2

• Today (2025): 8,476 people
• By 2030: 8,723 · +2.9%
• By 2040: 9,046 · +6.7%
• By 2050: 9,200 · +8.5%
• By 2075: 8,936 · +5.4%
• By 2100: 7,978 · -5.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 37% Two or more races 20% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 80% English-only · Spanish 18% Tagalog/Filipino 1%

Political lean MEDSL · Mitchell

• 2024 margin: Solid R (+71.3) · D 14.0% · R 85.3%
• 2008→2024 swing: -20.8pp toward R · 2008: -50.5pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+68.8 2016: R+65.2 2012: R+52.7 2008: R+50.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.37%
• Current HPI: 99.8822
• 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

-7.7% since first listed

2 events — show timeline

• 2026-02-19 Price Changed $60,000 ODMLS
• 2026-01-24 Listed $65,000 ODMLS