110 Fm 2025 Rd · Coldspring, TX 77331

$199,000

4 bd · 1.0 ba · 1,598 sqft · SingleFamily public records · 3 Days on market

Built 1955 1.76 ac lot $125/sqft · 21% below area Est $251k · 21% under ↓ 39% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.8/10.0
• 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

Unlock the potential of this 4-bedroom, 3-bath fixer-upper located at 110 FM 2025 in Coldspring, TX. Situated on a spacious lot surrounded by mature trees and the peaceful setting Coldspring is known for, this property is ready for the right investor or handyman to bring it back to life. The home offers a generous floor plan with multiple living areas, well-sized bedrooms, and excellent layout flexibility—perfect for renovation, rental income, or resale. With solid structural bones and endless possibilities for updates, this is an opportunity to create significant value. Comes with a bonus, singe wide trailer. 2 bedroom, 1 bath spacious kitchen / living combo. Conveniently located jus

Key facts

• Spacious lot
• 1.76 acre lot
• Built 1955

Tags

• SPACIOUS LOT
• MULTIPLE LIVING AREAS
• EXCELLENT LAYOUT FLEXIBILITY
• SOLID STRUCTURAL BONES
• SPACIOUS KITCHEN LIVING COMBO
• SHORT DRIVE TO LAKE LIVINGSTON

Property features AI

Finance

• Other: Lot size approximately 1.765 acres; Seller disclosure available
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Residential property; Built in 1955
• Construction: Brick, cement siding, and wood siding exterior; Composition roof; Pillar/post/pier and slab foundation
• Exterior features: Cleared and wooded lot

Interior

• Kitchen: Dishwasher
• Bedrooms: Up to 4 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Electric heating; Window unit heating; Central air conditioning; Electric cooling; Window unit cooling
• Interior features: Kitchen island; Kitchen/family room combo; Kitchen/dining combo; Tub with shower; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 9.4% 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: 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; 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 $6k 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 $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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

• Watch-outs: built in 1955 — 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 $199,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.20%
• DSCR: 1.50
• GRM: 7.1

CMA / ARV

• ARV (median comp): $250,931
• List price: $199,000
• Delta: 9.59%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94 Henry Ln	0.65mi	3/2.0 (-1)	1,456 (-9%)	23mo	$155,000	$106	27

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $889
• Equity at exit: $29,672

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $43,474
• Equity at exit: $17,206

Cash invested: $55,720 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,350 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$210 /mo · $2,519/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $520

Break-even live

Break-even rent $1,692

Max offer price $199,000

Occupancy floor 73%

Sensitivity live

Price	-10% $633	-5% $576	+0% $520	+5% $464	+10% $407
Rent	-10% $334	-5% $427	+0% $520	+5% $613	+10% $706
Rate	-1.0pp $620	-0.5pp $571	base $520	+0.5pp $469	+1.0pp $416

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: $49,750
• Closing costs: $5,970
• 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	20d	1	0.36mi

Listing history 24 events

1. 2026-06-21
   days on market $199,000 Active 3 DOM
2. 2026-06-19
   pricedays on marketlisting id $199,000 Active 1 DOM
3. 2026-06-18
   days on market $275,000 Active 57 DOM
4. 2026-06-17
   days on market $275,000 Active 56 DOM
5. 2026-06-16
   days on market $275,000 Active 55 DOM
6. 2026-06-15
   days on market $275,000 Active 54 DOM
7. 2026-06-14
   days on market $275,000 Active 52 DOM
8. 2026-06-13
   days on market $275,000 Active 51 DOM
9. 2026-06-10
   days on market $275,000 Active 49 DOM
10. 2026-06-09
    days on market $275,000 Active 48 DOM
11. 2026-06-08
    days on market $275,000 Active 47 DOM
12. 2026-06-07
    days on market $275,000 Active 46 DOM
13. 2026-06-03
    days on market $275,000 Active 42 DOM
14. 2026-06-02
    days on market $275,000 Active 41 DOM
15. 2026-06-01
    days on market $275,000 Active 40 DOM
16. 2026-05-31
    days on market $275,000 Active 39 DOM
17. 2026-05-30
    days on market $275,000 Active 38 DOM
18. 2026-05-16
    price $275,000 921-char remark
19. 2026-04-22
    listed $299,000 Active 921-char remark
20. 2026-04-22
    historical
21. 2026-02-23
    listed $299,000 Active
22. 2026-01-28
    historical
23. 2025-11-14
    listed $325,000 Active
24. 2018-04-18
    soldstatus

ⓘ 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: $2,519 · $210/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$1,123/yr (+$94/mo · 44.6%)

ⓘ 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 ≥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: $28,200
• − Mortgage interest: −$11,147
• − Property taxes: −$2,519
• − Insurance: −$995
• − Repairs & maintenance: −$2,256
• − Management: −$2,256
• − Depreciation: −$5,789
• Taxable income: $3,238
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $5,464/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

• 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

-38.8% since first listed

9 events — show timeline

• 2026-06-18 Listing Removed — HARMLS
• 2026-06-18 Listed $199,000 HARMLS
• 2026-05-16 Price Changed $275,000 HARMLS
• 2026-04-22 Listing Removed — HARMLS
• 2026-04-22 Listed $299,000 HARMLS
• 2026-02-23 Listed $299,000 HARMLS
• 2026-01-28 Listing Removed — HARMLS
• 2025-11-14 Listed $325,000 HARMLS
• 2018-04-18 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,519 · +2.6% YoY. Source: county tax records.