105 E 9th St · Colorado City, TX 79512

$37,000

2 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 47 Days on market

Built 1938 10,454 sqft lot $31/sqft · 12% above area Est $33k · 12% over

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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
• Appreciation +7.2/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0

Listing remarks

Welcome to 105 E. 9th St. Colorado City. This well maintained home is ready for the next owner. Outside you will find a large corner lot with lots of vegetation and a spacious fenced back yard. The former garage was converted into a storage area. The interior features original hardwood floors, spacious rooms and an inviting nice kitchen. Appliances convey. Schedule your showing today.

Key facts

• Inviting kitchen
• Large corner lot
• 0.24 acre lot

Tags

• LARGE CORNER LOT
• SPACIOUS FENCED BACK YARD
• CONVERTED STORAGE AREA
• ORIGINAL HARDWOOD FLOORS
• INVITING KITCHEN

Property features AI

Finance

• Other: Corner parcel (approx. 0.24 acre); GPS-friendly directions
• Financial info: Listing accepts Cash and Conventional financing; Treat as clear loan type; no second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Off-street parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1938; One story
• Construction: Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered front porch; Block fencing; Corner lot with a few trees; Storage outbuilding/other structure

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level; primary bedroom 12 x 10, second bedroom 12 x 10)
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Interior features: 4 total rooms; One-level layout; Other interior features
• Laundry & utility: Washer and dryer present; Washer hookup on site; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $37k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $37k).
• Recommended offer: $36k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#355 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools C-, health & safety C-, amenities 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 $2k of equity ($256 loan paydown + $2k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 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 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,890 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.95% ✓
• Cap rate: 25.06%
• Cash-on-cash: 67.03%
• DSCR: 3.98
• GRM: 2.8

CMA / ARV

• ARV (median comp): $32,942
• List price: $37,000
• Delta: 12.32%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 Pine St	0.26mi	2/1.0	1,036 (-14%)	14mo	$36,550	$35	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 73.0%
• Equity multiple: 5.26×
• Total profit: $44,106
• Equity at exit: $19,569

10-year hold

• IRR: 71.5%
• Equity multiple: 10.87×
• Total profit: $102,205
• Equity at exit: $32,671

Cash invested: $10,360 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$194
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $579

Break-even live

Break-even rent $359

Max offer price $37,000

Occupancy floor 42%

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: $9,250
• Closing costs: $1,110
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $37,000 Active 47 DOM
2. 2026-06-17
   days on market $37,000 Active 46 DOM
3. 2026-06-16
   days on market $37,000 Active 45 DOM
4. 2026-06-15
   days on market $37,000 Active 44 DOM
5. 2026-06-13
   days on market $37,000 Active 42 DOM
6. 2026-06-12
   days on market $37,000 Active 41 DOM
7. 2026-06-09
   status $37,000 Active 38 DOM
8. 2026-06-04
   status $37,000 Pending 38 DOM
9. 2026-06-03
   days on market $37,000 Active 38 DOM
10. 2026-06-02
    days on market $37,000 Active 37 DOM
11. 2026-06-01
    days on market $37,000 Active 36 DOM
12. 2026-05-31
    days on market $37,000 Active 35 DOM
13. 2026-04-26
    listed $37,000 Active 387-char remark

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $886 · $74/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $13,093
• − Mortgage interest: −$2,073
• − Property taxes: −$886
• − Insurance: −$185
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$1,076
• Taxable income: $6,779
• Est. tax owed @ 24.0%: −$1,627
• After-tax cash flow: $5,318/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 — Colorado City

• Score: 70/100
• State rank: #355
• US rank: #7722

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colorado City, TX
• 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

3 events — show timeline

• 2026-06-09 Relisted — NTREIS
• 2026-06-03 Pending — NTREIS
• 2026-04-26 Listed $37,000 NTREIS

Property tax history

+3.3%/yr

Latest (2025): $886 · +16.4% YoY. Source: county tax records.