215 Bar Park Loop · Coldspring, TX 77331

$169,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 11 Days on market

Built 1990 0.92 ac lot Est $272k · 38% under ↓ 20% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming, fully renovated home is located in the heart of Coldspring. Prepare family dinners in the updated kitchen with quartz countertops, breakfast bar, new backsplash and stainless steel appliances. The dining area adjoins the kitchen and flows through to the spacious living area with refinished wood floors. With three bedrooms plus a home office and laundry area/storage room, there is plenty of room for the whole family. Lots of upgrades such as windows replaced, new air conditioner, bathroom remodeled etc. Enjoy your morning coffee on the covered front porch or the additional covered porch off the living area. Situated on four lots, the home sits on almost an acre giving you plenty of outdoor space and some privacy from neighbors. Located close to the County Fairgrounds, you are a short convenient drive to Downtown Coldspring for restaurants, shopping, schools etc.

Key facts

• Quartz countertops
• Updated kitchen
• Open kitchen

Tags

• REFINISHED WOOD FLOORS
• OPEN KITCHEN
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• BREAKFAST BAR

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Driveway
• Security: Smoke detectors
• Utilities: Public water; Aerobic septic system; Electric service available
• Home design: Residential property; One-story entry; Vinyl siding; Faces unspecified
• Construction: Built in 1990; Vinyl siding construction; Composition roof; Pillar/post/pier and slab foundation
• Exterior features: Covered patio; Patio; Porch; Deck; Private yard; Cleared and wooded lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Gas oven; Gas range
• Bedrooms: Three bedrooms on the first floor; Office on the first floor; Living spaces on the first floor (living room, dining room)
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Central electric air conditioning
• Interior features: Breakfast bar; Quartz counters; Tub with shower; Ceiling fans; Kitchen/dining combo
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Cap rate 11.0% vs local median 4.3% 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: Coldspring-Oakhurst H S (math 27% / reading 37%, grade F, #1,044 of 1,632 statewide, top 66%, 496 students, 55% FRL).
• Market conditions: 362 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 575 units permitted in San Jacinto 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.
• 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 $47k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $169,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.05%
• Cash-on-cash: 16.98%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $272,160
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190 Faulkner Ave	0.30mi	3/2.0	1,521 (-10%)	1mo	$299,000	$197	69
340 Slade St	0.40mi	3/2.0	1,604 (-4%)	13mo	$255,000	$159	63
40 Faulkner Ave	0.40mi	3/2.0	1,582 (-6%)	11mo	$325,000	$205	63
240 Bar Park Loop	0.05mi	4/2.0 (+1)	1,456 (-13%)	14mo	$149,000	$102	59
445 Faulkner Ave	0.38mi	3/2.0	1,449 (-14%)	11mo	$235,000	$162	50

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: 8.2%
• Equity multiple: 1.32×
• Total profit: $15,304
• Equity at exit: $25,198

10-year hold

• IRR: 17.5%
• Equity multiple: 2.45×
• Total profit: $68,427
• Equity at exit: $14,612

Cash invested: $47,320 (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 77331

• Active inventory: 362
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,350 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$230 /mo · $2,764/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $670

Break-even live

Break-even rent $1,503

Max offer price $169,000

Occupancy floor 67%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Vida Ln Coldspring, TX	3.0	2.0	1538	$2,350	$1.53	19d	1	1.38mi

Listing history 10 events

1. 2026-06-19
   days on market $169,000 Active 11 DOM
2. 2026-06-18
   days on market $169,000 Active 10 DOM
3. 2026-06-17
   days on market $169,000 Active 9 DOM
4. 2026-06-16
   days on market $169,000 Active 8 DOM
5. 2026-06-15
   days on market $169,000 Active 7 DOM
6. 2026-06-14
   days on market $169,000 Active 5 DOM
7. 2026-06-13
   days on market $169,000 Active 4 DOM
8. 2026-06-10
   days on market $169,000 Active 2 DOM
9. 2026-06-09
   remarks 593-char remark
10. 2026-06-09
    listed $169,000 Active 1 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: $2,764 · $230/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$329/yr (+$27/mo · 11.9%)

ⓘ 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 ≥111°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: $28,200
• − Mortgage interest: −$9,467
• − Property taxes: −$2,764
• − Insurance: −$845
• − Repairs & maintenance: −$2,256
• − Management: −$2,256
• − Depreciation: −$4,916
• Taxable income: $5,696
• Est. tax owed @ 24.0%: −$1,367
• After-tax cash flow: $6,667/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: 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

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

• Census place: Coldspring, TX
• Population (ZIP): 7,348

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%

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%

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

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

-19.5% since first listed

9 events — show timeline

• 2026-06-08 Listed $169,000 HARMLS
• 2022-08-30 Sold (Public Records) — Public Records
• 2022-08-29 Sold (MLS) — HARMLS
• 2022-08-22 Pending — HARMLS
• 2022-08-21 Pending — HARMLS
• 2022-08-13 Pending — HARMLS
• 2022-07-29 Listed $210,000 HARMLS
• 2022-01-21 Sold (Public Records) — Public Records
• 2004-10-29 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,764 · +0.5% YoY. Source: county tax records.