75 Fm 1514 Rd · Coldspring, TX 77331

$82,500

1 bd · 0.5 ba · 500 sqft · SingleFamily · 160 Days on market

Built 1925 Poor condition 2,413 sqft lot $165/sqft · 52% below area ↓ 8% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Think affordable living/retail space or in a small town, right in the middle of small town life. Coldspring is a small town about 30 minutes from Livingston with close access to Lake Livingston. A small town vibe where the hustle of big city living has not intervened. The town square is a bustle of activity from every day business to special events on the weekends. The property is 500 Square feet currently with a half bath and will need a buyers special touch in renovating to bring it to life. Uses include retail, food, office space or residential living. Permits and considerations from the county will be required. Buyer should do their diligence.

Key facts

• 2,413 sq ft lot
• Built 1925
• Listed 159 days

What this means for you Summary

Snapshot

• This is a 1-bed/0.5-bath single-family listed at $82k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 4.0% 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: 364 active listings in the ZIP; 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 $570 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $72,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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 1925 — 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: 1.40% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.81%
• DSCR: 1.79
• GRM: 5.9

CMA / ARV

• ARV (median comp): $171,752
• List price: $82,500
• Delta: -51.97%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.3%
• Equity multiple: 1.37×
• Total profit: $8,483
• Equity at exit: $12,301

10-year hold

• IRR: 18.5%
• Equity multiple: 2.54×
• Total profit: $35,572
• Equity at exit: $7,133

Cash invested: $23,100 (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: 364
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$433
• Tax est. 1.5%: −$103 /mo · $1,238/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $343

Break-even live

Break-even rent $722

Max offer price $82,500

Occupancy floor 65%

Sensitivity live

Price	-10% $400	-5% $371	+0% $343	+5% $314	+10% $286
Rent	-10% $252	-5% $297	+0% $343	+5% $388	+10% $434
Rate	-1.0pp $384	-0.5pp $364	base $343	+0.5pp $321	+1.0pp $300

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $82,500 Active 160 DOM
2. 2026-06-19
   days on market $82,500 Active 158 DOM
3. 2026-06-18
   days on market $82,500 Active 157 DOM
4. 2026-06-17
   days on market $82,500 Active 156 DOM
5. 2026-06-16
   days on market $82,500 Active 155 DOM
6. 2026-06-15
   days on market $82,500 Active 154 DOM
7. 2026-06-14
   days on market $82,500 Active 152 DOM
8. 2026-06-13
   days on market $82,500 Active 151 DOM
9. 2026-06-10
   days on market $82,500 Active 149 DOM
10. 2026-06-09
    days on market $82,500 Active 148 DOM
11. 2026-06-08
    days on market $82,500 Active 147 DOM
12. 2026-06-07
    days on market $82,500 Active 146 DOM
13. 2026-06-03
    days on market $82,500 Active 142 DOM
14. 2026-06-02
    days on market $82,500 Active 141 DOM
15. 2026-06-01
    days on market $82,500 Active 140 DOM
16. 2026-05-31
    days on market $82,500 Active 139 DOM
17. 2026-05-30
    days on market $82,500 Active 138 DOM
18. 2026-03-06
    price $82,500 662-char remark

    Show marketing remark (662 chars)

    Think affordable living/retail space or in a small town, right in the middle of small town life. Coldspring is a small town about 30 minutes from Livingston with close access to Lake Livingston. A small town vibe where the hustle of big city living has not intervened. The town square is a bustle of activity from every day business to special events on the weekends. The property is 500 Square feet currently with a half bath and will need a buyers special touch in renovating to bring it to life. Uses include retail, food, office space or residential living. Permits and considerations from the county will be required. Buyer should do their diligence.

19. 2026-01-12
    listed $89,500 Active 662-char remark

    Show marketing remark (662 chars)

    Think affordable living/retail space or in a small town, right in the middle of small town life. Coldspring is a small town about 30 minutes from Livingston with close access to Lake Livingston. A small town vibe where the hustle of big city living has not intervened. The town square is a bustle of activity from every day business to special events on the weekends. The property is 500 Square feet currently with a half bath and will need a buyers special touch in renovating to bring it to life. Uses include retail, food, office space or residential living. Permits and considerations from the county will be required. Buyer should do their diligence.

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°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: $13,868
• − Mortgage interest: −$4,621
• − Property taxes: −$1,238
• − Insurance: −$412
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$2,400
• Taxable income: $2,977
• Est. tax owed @ 24.0%: −$715
• After-tax cash flow: $3,399/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 renovation and repair work to bring it up to a livable condition. Significant structural and exterior work is needed to improve its value and appeal to potential buyers or tenants.

Repairs flagged

• Major Exterior siding — Peeling paint and missing siding.
• Major Interior flooring — Exposed subflooring and missing flooring.
• Major Kitchen cabinets — Exposed plumbing and electrical wiring.
• Major Bathroom fixtures — Exposed plumbing and electrical wiring.
• Major Exterior roof — Exposed beams and missing roofing material.
• Major Windows — Missing glass and frames.
• Major HVAC system — Exposed plumbing and electrical wiring.
• Major Landscaping — Overgrown vegetation and missing landscaping elements.

Value-add opportunities

• Both Exterior renovation — Improves curb appeal and property value.
• Both Interior renovation — Enhances living space and functionality.
• Both HVAC system upgrade — Improves comfort and energy efficiency.
• Both Landscaping and curb appeal — Enhances property value and attracts potential buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Peeling paint and missing siding.	Major	$15,000–50,000
Interior flooring · Exposed subflooring and missing flooring.	Major	$15,000–50,000
Kitchen cabinets · Exposed plumbing and electrical wiring.	Major	$15,000–50,000
Bathroom fixtures · Exposed plumbing and electrical wiring.	Major	$15,000–50,000
Exterior roof · Exposed beams and missing roofing material.	Major	$15,000–50,000
Windows · Missing glass and frames.	Major	$15,000–50,000
HVAC system · Exposed plumbing and electrical wiring.	Major	$15,000–50,000
Landscaping · Overgrown vegetation and missing landscaping elements.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Exterior renovation — Improves curb appeal and property value. ↑
• Both Interior renovation — Enhances living space and functionality. ↑
• Both HVAC system upgrade — Improves comfort and energy efficiency. ↑
• Both Landscaping and curb appeal — Enhances property value and attracts potential buyers/tenants. ↑

ⓘ 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: 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

-7.8% since first listed

2 events — show timeline

• 2026-03-06 Price Changed $82,500 HARMLS
• 2026-01-12 Listed $89,500 HARMLS