4829 Fm 2836 · Lake Colorado City, TX 79512

$69,900

2 bd · 2.0 ba · 1,974 sqft · SingleFamily public records · 358 Days on market

Built 1950 2.90 ac lot ↓ 50% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2-bedroom, 2-bath home offers nearly 2,000 square feet. Enjoy a spacious lot with 2.9 acres of outdoor room to roam or relax. A new roof, updated heating and cooling, and a versatile workshop add value and convenience. Just around the corner from Lake Colorado City State Park. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

Key facts

• Spacious lot
• Versatile workshop
• New roof

Tags

• SPACIOUS LOT
• NEW ROOF
• UPDATED HEATING AND COOLING
• VERSATILE WORKSHOP

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#782 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, crime 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 $4k of equity ($483 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 358 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $85k (55%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 358 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. 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?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.57% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.28%
• DSCR: 1.90
• GRM: 5.3

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: 29.3%
• Equity multiple: 2.78×
• Total profit: $34,745
• Equity at exit: $36,970

10-year hold

• IRR: 28.6%
• Equity multiple: 5.51×
• Total profit: $88,191
• Equity at exit: $61,721

Cash invested: $19,572 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,098 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$141 /mo · $1,694/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $331

Break-even live

Break-even rent $680

Max offer price $69,900

Occupancy floor 65%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $69,900 Active 358 DOM
2. 2026-06-17
   days on market $69,900 Active 357 DOM
3. 2026-06-16
   days on market $69,900 Active 356 DOM
4. 2026-06-15
   days on market $69,900 Active 355 DOM
5. 2026-06-13
   days on market $69,900 Active 353 DOM
6. 2026-06-12
   days on market $69,900 Active 352 DOM
7. 2026-06-09
   days on market $69,900 Active 349 DOM
8. 2026-06-08
   days on market $69,900 Active 348 DOM
9. 2026-06-08
   days on market $69,900 Active 347 DOM
10. 2026-06-05
    days on market $69,900 Active 345 DOM
11. 2026-06-03
    days on market $69,900 Active 343 DOM
12. 2026-06-02
    days on market $69,900 Active 342 DOM
13. 2026-06-02
    price $69,900 Active 341 DOM
14. 2026-06-01
    days on market $76,900 Active 341 DOM
15. 2026-05-31
    days on market $76,900 Active 340 DOM
16. 2026-05-13
    status Active 597-char remark

    Show marketing remark (597 chars)

    This 2-bedroom, 2-bath home offers nearly 2,000 square feet. Enjoy a spacious lot with 2.9 acres of outdoor room to roam or relax. A new roof, updated heating and cooling, and a versatile workshop add value and convenience. Just around the corner from Lake Colorado City State Park. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

17. 2026-05-13
    historical 597-char remark

    Show marketing remark (597 chars)

    This 2-bedroom, 2-bath home offers nearly 2,000 square feet. Enjoy a spacious lot with 2.9 acres of outdoor room to roam or relax. A new roof, updated heating and cooling, and a versatile workshop add value and convenience. Just around the corner from Lake Colorado City State Park. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

18. 2026-03-23
    price $76,900 597-char remark

    Show marketing remark (597 chars)

    This 2-bedroom, 2-bath home offers nearly 2,000 square feet. Enjoy a spacious lot with 2.9 acres of outdoor room to roam or relax. A new roof, updated heating and cooling, and a versatile workshop add value and convenience. Just around the corner from Lake Colorado City State Park. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

19. 2026-03-23
    price $767,900 597-char remark

    Show marketing remark (597 chars)

    This 2-bedroom, 2-bath home offers nearly 2,000 square feet. Enjoy a spacious lot with 2.9 acres of outdoor room to roam or relax. A new roof, updated heating and cooling, and a versatile workshop add value and convenience. Just around the corner from Lake Colorado City State Park. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

20. 2026-03-16
    price $79,900 597-char remark

    Show marketing remark (597 chars)

    This 2-bedroom, 2-bath home offers nearly 2,000 square feet. Enjoy a spacious lot with 2.9 acres of outdoor room to roam or relax. A new roof, updated heating and cooling, and a versatile workshop add value and convenience. Just around the corner from Lake Colorado City State Park. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

21. 2026-03-09
    price $84,900 597-char remark

    Show marketing remark (597 chars)

    This 2-bedroom, 2-bath home offers nearly 2,000 square feet. Enjoy a spacious lot with 2.9 acres of outdoor room to roam or relax. A new roof, updated heating and cooling, and a versatile workshop add value and convenience. Just around the corner from Lake Colorado City State Park. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

22. 2026-02-12
    price $94,900 597-char remark

    Show marketing remark (597 chars)

    This 2-bedroom, 2-bath home offers nearly 2,000 square feet. Enjoy a spacious lot with 2.9 acres of outdoor room to roam or relax. A new roof, updated heating and cooling, and a versatile workshop add value and convenience. Just around the corner from Lake Colorado City State Park. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

23. 2026-01-22
    price $99,900 597-char remark

    Show marketing remark (597 chars)

    This 2-bedroom, 2-bath home offers nearly 2,000 square feet. Enjoy a spacious lot with 2.9 acres of outdoor room to roam or relax. A new roof, updated heating and cooling, and a versatile workshop add value and convenience. Just around the corner from Lake Colorado City State Park. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

24. 2026-01-22
    status Active 597-char remark

    Show marketing remark (597 chars)

    This 2-bedroom, 2-bath home offers nearly 2,000 square feet. Enjoy a spacious lot with 2.9 acres of outdoor room to roam or relax. A new roof, updated heating and cooling, and a versatile workshop add value and convenience. Just around the corner from Lake Colorado City State Park. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

25. 2026-01-13
    historical 597-char remark

    Show marketing remark (597 chars)

    This 2-bedroom, 2-bath home offers nearly 2,000 square feet. Enjoy a spacious lot with 2.9 acres of outdoor room to roam or relax. A new roof, updated heating and cooling, and a versatile workshop add value and convenience. Just around the corner from Lake Colorado City State Park. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

26. 2025-11-18
    price $104,900 597-char remark

    Show marketing remark (597 chars)

    This 2-bedroom, 2-bath home offers nearly 2,000 square feet. Enjoy a spacious lot with 2.9 acres of outdoor room to roam or relax. A new roof, updated heating and cooling, and a versatile workshop add value and convenience. Just around the corner from Lake Colorado City State Park. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

27. 2025-10-24
    price $109,900 597-char remark

    Show marketing remark (597 chars)

    This 2-bedroom, 2-bath home offers nearly 2,000 square feet. Enjoy a spacious lot with 2.9 acres of outdoor room to roam or relax. A new roof, updated heating and cooling, and a versatile workshop add value and convenience. Just around the corner from Lake Colorado City State Park. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

28. 2025-10-01
    price $129,900 597-char remark

    Show marketing remark (597 chars)

    This 2-bedroom, 2-bath home offers nearly 2,000 square feet. Enjoy a spacious lot with 2.9 acres of outdoor room to roam or relax. A new roof, updated heating and cooling, and a versatile workshop add value and convenience. Just around the corner from Lake Colorado City State Park. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

29. 2025-09-04
    price $144,900 597-char remark

    Show marketing remark (597 chars)

    This 2-bedroom, 2-bath home offers nearly 2,000 square feet. Enjoy a spacious lot with 2.9 acres of outdoor room to roam or relax. A new roof, updated heating and cooling, and a versatile workshop add value and convenience. Just around the corner from Lake Colorado City State Park. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

30. 2025-08-05
    price $149,900 597-char remark

    Show marketing remark (597 chars)

    This 2-bedroom, 2-bath home offers nearly 2,000 square feet. Enjoy a spacious lot with 2.9 acres of outdoor room to roam or relax. A new roof, updated heating and cooling, and a versatile workshop add value and convenience. Just around the corner from Lake Colorado City State Park. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

31. 2025-06-16
    listed $154,900 Active 597-char remark

    Show marketing remark (597 chars)

    This 2-bedroom, 2-bath home offers nearly 2,000 square feet. Enjoy a spacious lot with 2.9 acres of outdoor room to roam or relax. A new roof, updated heating and cooling, and a versatile workshop add value and convenience. Just around the corner from Lake Colorado City State Park. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

ⓘ 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: $1,694 · $141/mo
• Projected year-2 tax: $1,694 · $141/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,180
• − Mortgage interest: −$3,915
• − Property taxes: −$1,694
• − Insurance: −$350
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$2,033
• Taxable income: $3,078
• Est. tax owed @ 24.0%: −$739
• After-tax cash flow: $3,231/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: 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 — Lake Colorado City

• Score: 64/100
• State rank: #782
• US rank: #14249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,672
• 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

-50.4% since first listed

16 events — show timeline

• 2026-05-13 Relisted — PBBOR
• 2026-05-13 Delisted — PBBOR
• 2026-03-23 Price Changed $76,900 PBBOR
• 2026-03-23 Price Changed $767,900 PBBOR
• 2026-03-16 Price Changed $79,900 PBBOR
• 2026-03-09 Price Changed $84,900 PBBOR
• 2026-02-12 Price Changed $94,900 PBBOR
• 2026-01-22 Price Changed $99,900 PBBOR
• 2026-01-22 Relisted — PBBOR
• 2026-01-13 Delisted — PBBOR
• 2025-11-18 Price Changed $104,900 PBBOR
• 2025-10-24 Price Changed $109,900 PBBOR
• 2025-10-01 Price Changed $129,900 PBBOR
• 2025-09-04 Price Changed $144,900 PBBOR
• 2025-08-05 Price Changed $149,900 PBBOR
• 2025-06-16 Listed $154,900 PBBOR

Property tax history

+4.4%/yr

Latest (2025): $1,694 · -8.9% YoY. Source: county tax records.