2225 Ridgewood Dr · West Columbia, TX 77486

$285,000

4 bd · 4.0 ba · 2,372 sqft · SingleFamily public records · 20 Days on market

Built 1996 0.50 ac lot $120/sqft · 12% below area Est $324k · 12% under

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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 +12.9/30.0
• ARV discount +12.9/15.0
• Appreciation +8.8/10.0
• 1% rule +4.5/10.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1996

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-19 ($-229/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (5.3% below list).
• Recommended offer: $270k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.4% in West Columbia — 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 70/100 on livability (#375 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools D, amenities F, commute F.
• Columbia-Brazoria ISD (town): math 35% / reading 33% proficiency, ranked #513 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 145 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (7.6% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.6% appreciation + 3.0% rent growth), your $80k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $270,000 (5.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. 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: 0.95% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.29%
• DSCR: 0.99
• GRM: 8.8

CMA / ARV

• ARV (median comp): $323,575
• List price: $285,000
• Delta: -11.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
359 Twin Lakes Blvd	0.15mi	4/2.5	2,507 (+6%)	4mo	$332,339	$133	74
2319 Ridgewood Dr	0.27mi	4/2.5	2,513 (+6%)	3mo	$378,939	$151	69
297 Twin Lakes Blvd W	0.28mi	4/2.5	2,513 (+6%)	4mo	$348,000	$138	68
213 N Amherst Dr	0.49mi	4/2.5	2,342 (-1%)	2mo	$369,500	$158	67
453 Twin Lakes Blvd W	0.21mi	4/3.5	2,635 (+11%)	5mo	$339,900	$129	66
208 S Amherst Dr	0.48mi	4/3.0	2,507 (+6%)	4mo	$310,939	$124	61
213 Woodhaven	0.43mi	4/2.5	2,219 (-6%)	3mo	$369,990	$167	61
215 Freeman Blvd	0.48mi	4/2.5	2,556 (+8%)	1mo	$345,000	$135	58
417 N Amherst Dr	0.48mi	4/3.0	2,161 (-9%)	6mo	$359,000	$166	54
2523 Turberry Dr	0.64mi	4/2.5	2,258 (-5%)	6mo	$349,000	$155	51
332 N Amherst Dr	0.37mi	3/2.0 (-1)	2,615 (+10%)	4mo	$370,000	$141	49
2571 Pinehurst Dr	0.61mi	3/2.0 (-1)	2,019 (-15%)	1mo	$249,000	$123	33

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

Projected returns pro-forma

7.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.37×
• Total profit: $109,615
• Equity at exit: $209,369

10-year hold

• IRR: 17.9%
• Equity multiple: 5.00×
• Total profit: $319,163
• Equity at exit: $408,951

Cash invested: $79,800 (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 77486

• Home prices YoY: 2.4%
• Active inventory: 145
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$539 /mo · $6,466/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-19

Break-even live

Break-even rent $2,724

Max offer price $281,623

Occupancy floor 96%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2363 Ridgewood Dr West Columbia, TX	4.0	2.5	2555	$2,700	$1.06	24d	1	0.47mi

Listing history 22 events

1. 2026-05-07
   status Active
2. 2026-04-16
   historical
3. 2026-04-16
   historical $285,000
4. 2026-03-17
   historical
5. 2026-03-06
   price $292,000
6. 2026-02-26
   price $294,000
7. 2026-02-19
   price $297,000
8. 2026-02-12
   price $300,000
9. 2026-02-04
   price $305,000
10. 2026-01-28
    price $309,000
11. 2026-01-14
    listed $315,000 Active
12. 2016-12-01
    soldstatus
13. 2016-11-30
    soldstatus Sold
14. 2016-11-05
    status Pending
15. 2016-10-25
    status Option Pending
16. 2016-10-18
    listed $249,000 Active
17. 2013-08-09
    historical
18. 2013-08-08
    soldstatus
19. 2013-08-07
    soldstatus
20. 2013-08-07
    soldstatus
21. 2013-03-04
    listed $204,900
22. 2013-03-04
    listed $204,900

ⓘ 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: $6,466 · $539/mo
• Projected year-2 tax: $6,466 · $539/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 6/10 Major FEMA zone X · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,400
• − Mortgage interest: −$15,964
• − Property taxes: −$6,466
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$8,291
• Taxable loss: −$4,930
• Est. tax savings @ 24.0%: +$1,183
• After-tax cash flow: $954/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: Columbia-Brazoria ISD
• NCES district ID: 4814670
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 33% ▼ -1.00%
• Median HH income: $57,256
• Composite: 30.23/100
• National rank: #6297
• State rank: #513 of 826 in TX

Livability — West Columbia

• Score: 70/100
• State rank: #375
• US rank: #7954

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,330

Population outlook (Brazoria County) Hauer SSP2

• Today (2025): 420,414 people
• By 2030: 457,585 · +8.8%
• By 2040: 532,232 · +26.6%
• By 2050: 605,399 · +44.0%
• By 2075: 779,358 · +85.4%
• By 2100: 883,759 · +110.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 27% Two or more races 13% Black 10% Native American 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 5% Slovak 3% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 86% English-only · Spanish 12% German/W. Germanic 1%

Political lean MEDSL · Brazoria

• 2024 margin: R (+19.7) · D 39.5% · R 59.2% · Other 1.3%
• 2008→2024 swing: +9.9pp toward D · 2008: -29.6pp · 2024: -19.7pp
• All cycles: 2024: R+19.7 2020: R+18.2 2016: R+24.6 2012: R+34.2 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.63%
• Current HPI: 320.7967
• 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

+39.1% since first listed

22 events — show timeline

• 2026-05-07 Relisted — HARMLS
• 2026-04-16 Listing Removed — HARMLS
• 2026-04-16 Coming Soon $285,000 HARMLS
• 2026-03-17 Listing Removed — HARMLS
• 2026-03-06 Price Changed $292,000 HARMLS
• 2026-02-26 Price Changed $294,000 HARMLS
• 2026-02-19 Price Changed $297,000 HARMLS
• 2026-02-12 Price Changed $300,000 HARMLS
• 2026-02-04 Price Changed $305,000 HARMLS
• 2026-01-28 Price Changed $309,000 HARMLS
• 2026-01-14 Listed $315,000 HARMLS
• 2016-12-01 Sold (Public Records) — Public Records
• 2016-11-30 Sold (MLS) — HARMLS
• 2016-11-05 Pending — HARMLS
• 2016-10-25 Pending — HARMLS
• 2016-10-18 Listed $249,000 HARMLS
• 2013-08-09 Listing Removed — HARMLS
• 2013-08-08 Sold (Public Records) — Public Records
• 2013-08-07 Sold (MLS) — BCBR
• 2013-08-07 Sold (MLS) — HARMLS
• 2013-03-04 Listed $204,900 BCBR
• 2013-03-04 Listed $204,900 HARMLS

Property tax history

+1.6%/yr

Latest (2025): $6,466 · -4.9% YoY. Source: county tax records.