100 Happiness Holw · Coldspring, TX 77331

$99,609

3 bd · 2.0 ba · 1,162 sqft · SingleFamily public records · 255 Days on market

Built 1975 Fair condition 7,148 sqft lot $86/sqft · 44% below area Est $177k · 44% under ↓ 9% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEAR THE LAKE! Welcome to this charming two-story home nestled in the Coldspring area. Boasting 1,162 square feet of living space, this cozy abode features two bedrooms and one bathroom, offering ample potential for comfortable living. While in need of some repairs and is being sold AS IS it has a lot of potential for customization and transformation into a dream living space. Don't miss your chance to make this house your own and unlock its full potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Two story home
• 7,148 sq ft lot
• 2 garage spots

Tags

• TWO STORY HOME
• POTENTIAL FOR CUSTOMIZATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 2.9% 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: Street El (449 students, 70% FRL); Lincoln J H (math 14% / reading 28%, grade F, #1,387 of 1,662 statewide, top 85%, 347 students, 58% FRL); Coldspring-Oakhurst H S (math 27% / reading 37%, grade F, #1,044 of 1,632 statewide, top 66%, 496 students, 55% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: 412 active listings in the ZIP; 575 units permitted in San Jacinto County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $689 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,655 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 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 1975 — 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.54% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.86%
• DSCR: 2.11
• GRM: 5.4

CMA / ARV

• ARV (median comp): $176,874
• List price: $99,609
• Delta: -43.68%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Happiness Holw	0.05mi	2/1.0 (-1)	1,000 (-14%)	22mo	$160,000	$160	48
91 Sportsman Trl	0.25mi	3/2.0	1,400 (+20%)	34mo	$239,999	$171	43
44 Debbie Ct	1.20mi	2/2.0 (-1)	1,152 (-1%)	20mo	$185,000	$161	42
80 Mirror Lake Ln	0.80mi	3/2.0	1,200 (+3%)	35mo	$199,990	$167	40
290 Marina Dr	1.27mi	2/1.5 (-1)	1,212 (+4%)	20mo	$369,500	$305	34
191 Harvey Bryant Rd	0.80mi	3/2.0	1,428 (+23%)	12mo	$139,900	$98	30
81 Lakeview Shores Dr	0.85mi	2/1.0 (-1)	946 (-19%)	15mo	$374,500	$396	18
10 Elm Ridge Cir	0.79mi	2/1.5 (-1)	1,408 (+21%)	25mo	$375,000	$266	13

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: 18.3%
• Equity multiple: 1.74×
• Total profit: $20,648
• Equity at exit: $14,852

10-year hold

• IRR: 26.7%
• Equity multiple: 3.34×
• Total profit: $65,324
• Equity at exit: $8,612

Cash invested: $27,891 (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 →

Active competition Active MLS

• For sale now: 3 active
• Median asking: $219,888 ($198/sqft)
• Median days on market: 159 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -23.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77331

• Active inventory: 412
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,534 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $578

Break-even live

Break-even rent $802

Max offer price $99,609

Occupancy floor 57%

Sensitivity live

Price	-10% $634	-5% $606	+0% $578	+5% $550	+10% $521
Rent	-10% $457	-5% $517	+0% $578	+5% $638	+10% $699
Rate	-1.0pp $628	-0.5pp $603	base $578	+0.5pp $552	+1.0pp $526

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: $24,902
• Closing costs: $2,988
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $99,609 Active 255 DOM
2. 2026-08-07
   days on market $99,609 Active 254 DOM
3. 2026-08-06
   days on market $99,609 Active 253 DOM
4. 2026-08-05
   days on market $99,609 Active 252 DOM
5. 2026-08-04
   days on market $99,609 Active 251 DOM
6. 2026-08-03
   days on market $99,609 Active 250 DOM
7. 2026-07-31
   days on market $99,609 Active 247 DOM
8. 2026-07-29
   days on market $99,609 Active 245 DOM
9. 2026-07-27
   days on market $99,609 Active 243 DOM
10. 2026-07-25
    days on market $99,609 Active 241 DOM
11. 2026-07-23
    days on market $99,609 Active 239 DOM
12. 2026-07-22
    days on market $99,609 Active 238 DOM
13. 2026-07-21
    days on market $99,609 Active 237 DOM
14. 2026-07-18
    days on market $99,609 Active 234 DOM
15. 2026-07-16
    days on market $99,609 Active 232 DOM
16. 2026-07-16
    days on market $99,609 Active 231 DOM
17. 2026-07-14
    days on market $99,609 Active 230 DOM
18. 2026-07-13
    days on market $99,609 Active 229 DOM
19. 2026-07-12
    days on market $99,609 Active 228 DOM
20. 2026-07-11
    days on market $99,609 Active 227 DOM
21. 2026-07-10
    days on market $99,609 Active 226 DOM
22. 2026-07-09
    days on market $99,609 Active 225 DOM
23. 2026-07-08
    days on market $99,609 Active 224 DOM
24. 2026-07-07
    days on market $99,609 Active 223 DOM
25. 2026-07-06
    days on market $99,609 Active 222 DOM
26. 2026-07-05
    days on market $99,609 Active 221 DOM
27. 2026-07-04
    days on market $99,609 Active 220 DOM
28. 2026-07-03
    days on market $99,609 Active 219 DOM
29. 2026-07-02
    days on market $99,609 Active 218 DOM
30. 2026-07-01
    days on market $99,609 Active 217 DOM
31. 2026-06-30
    days on market $99,609 Active 216 DOM
32. 2026-06-29
    days on market $99,609 Active 215 DOM
33. 2026-06-28
    days on market $99,609 Active 214 DOM
34. 2026-06-28
    days on market $99,609 Active 213 DOM
35. 2026-06-27
    days on market $99,609 Active 212 DOM
36. 2026-06-26
    days on market $99,609 Active 211 DOM
37. 2026-06-23
    days on market $99,609 Active 208 DOM
38. 2026-06-21
    days on market $99,609 Active 207 DOM
39. 2026-06-19
    days on market $99,609 Active 205 DOM
40. 2026-06-18
    days on market $99,609 Active 204 DOM
41. 2026-06-17
    days on market $99,609 Active 203 DOM
42. 2026-06-16
    days on market $99,609 Active 202 DOM
43. 2026-06-15
    days on market $99,609 Active 201 DOM
44. 2026-06-14
    days on market $99,609 Active 199 DOM
45. 2026-06-13
    days on market $99,609 Active 198 DOM
46. 2026-06-10
    days on market $99,609 Active 196 DOM
47. 2026-06-09
    days on market $99,609 Active 195 DOM
48. 2026-06-08
    days on market $99,609 Active 194 DOM
49. 2026-06-07
    days on market $99,609 Active 193 DOM
50. 2026-06-03
    days on market $99,609 Active 189 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: $839 · $70/mo
• Projected year-2 tax: $1,823 · $152/mo
• Expected delta: +$983/yr (+$82/mo · 117.2%)

ⓘ 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 · 25 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: $18,404
• − Mortgage interest: −$5,580
• − Property taxes: −$839
• − Insurance: −$498
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$2,898
• Taxable income: $5,645
• Est. tax owed @ 24.0%: −$1,355
• After-tax cash flow: $5,579/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $29,050–$52,290 screening

This single-family home in Coldspring, TX, requires moderate repairs and updates to improve its condition and value. Key areas for improvement include the exterior siding, HVAC system, and landscaping. Painting and updating the exterior can significantly enhance its curb appeal and value.

Repairs flagged

• Moderate exterior siding — visible weathering and discoloration
• Minor HVAC system — basic systems, no visible signs of major issues
• Minor paint — basic paint, some wear

Value-add opportunities

• Both painting and updating the exterior — Fresh paint and updated exterior can significantly improve curb appeal and value ↑
• Both HVAC upgrade — Modern HVAC system can improve comfort and energy efficiency ↑
• Both landscaping and curb appeal — Well-maintained landscaping can enhance the home's appeal and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Street El Middle Lincoln J H F TX #1,387/1,662 Nat'l #11,464/14,009 High Coldspring-Oakhurst H S F TX #1,044/1,632 Nat'l #10,416/17,239

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

D Composite livability gradescore 55/100

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

• County: San Jacinto · 29,069 people
• Metro: Houston-Pasadena-The Woodlands, TX
• Population (ZIP): 7,348
• Household income: $50,321
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 8% of renters

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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%

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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%

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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

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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

4 events — show timeline

• 2026-02-19 Price Changed $99,609 HARMLS
• 2025-11-26 Listed $109,609 HARMLS
• 2014-05-08 Sold (Public Records) — Public Records
• 1998-11-20 Sold (Public Records) — Public Records

Property tax history

-2.0%/yr

Latest (2025): $839 · -26.1% YoY. Source: county tax records.