737 Hickory St · Colorado City, TX 79512

$110,000

3 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 93 Days on market

Built 1948 6,970 sqft lot $97/sqft · 145% above area ↓ 4% 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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• 1% rule +6.1/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3 bedroom, 1 bathroom home offers 1,136 sq ft of comfortable living with updates throughout. New flooring, fresh interior paint, updated interior doors, and newer windows give the home a clean, refreshed feel. The kitchen features new countertops, a modern sink, and updated fixtures, while the bathroom has been remodeled with a fresh look. The exterior has been recently painted, and a durable metal roof adds long term peace of mind. Out front, stained posts on the porch add a warm, inviting touch. Out back, you'll find a large fenced yard with plenty of space to enjoy.

Key facts

• New flooring
• New countertops
• Fresh interior paint

Tags

• NEW FLOORING
• FRESH INTERIOR PAINT
• UPDATED INTERIOR DOORS
• NEW COUNTERTOPS
• MODERN SINK
• UPDATED FIXTURES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% 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 $6k of equity ($761 loan paydown + $5k 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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: 1.11% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (median comp): $44,942
• List price: $110,000
• Delta: 144.76%
• Verdict: OVERPRICED
• Comps: 4 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	0.45mi	2/1.0 (-1)	1,036 (-9%)	14mo	$36,550	$35	48

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: 18.9%
• Equity multiple: 2.16×
• Total profit: $35,580
• Equity at exit: $58,179

10-year hold

• IRR: 19.2%
• Equity multiple: 4.16×
• Total profit: $97,372
• Equity at exit: $97,129

Cash invested: $30,800 (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 79512

• Home prices YoY: 4.6%
• Active inventory: 84
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $222

Break-even live

Break-even rent $942

Max offer price $110,000

Occupancy floor 77%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $110,000 Active 93 DOM
2. 2026-06-17
   days on market $110,000 Active 92 DOM
3. 2026-06-16
   days on market $110,000 Active 91 DOM
4. 2026-06-15
   days on market $110,000 Active 90 DOM
5. 2026-06-13
   days on market $110,000 Active 88 DOM
6. 2026-06-12
   days on market $110,000 Active 87 DOM
7. 2026-06-09
   days on market $110,000 Active 84 DOM
8. 2026-06-08
   days on market $110,000 Active 83 DOM
9. 2026-06-08
   days on market $110,000 Active 82 DOM
10. 2026-06-05
    days on market $110,000 Active 80 DOM
11. 2026-06-03
    days on market $110,000 Active 78 DOM
12. 2026-06-02
    days on market $110,000 Active 77 DOM
13. 2026-06-01
    days on market $110,000 Active 76 DOM
14. 2026-05-31
    days on market $110,000 Active 75 DOM
15. 2026-04-27
    price $110,000 580-char remark

    Show marketing remark (580 chars)

    This 3 bedroom, 1 bathroom home offers 1,136 sq ft of comfortable living with updates throughout. New flooring, fresh interior paint, updated interior doors, and newer windows give the home a clean, refreshed feel. The kitchen features new countertops, a modern sink, and updated fixtures, while the bathroom has been remodeled with a fresh look. The exterior has been recently painted, and a durable metal roof adds long term peace of mind. Out front, stained posts on the porch add a warm, inviting touch. Out back, you'll find a large fenced yard with plenty of space to enjoy.

16. 2026-03-17
    listed $115,000 Active 580-char remark

    Show marketing remark (580 chars)

    This 3 bedroom, 1 bathroom home offers 1,136 sq ft of comfortable living with updates throughout. New flooring, fresh interior paint, updated interior doors, and newer windows give the home a clean, refreshed feel. The kitchen features new countertops, a modern sink, and updated fixtures, while the bathroom has been remodeled with a fresh look. The exterior has been recently painted, and a durable metal roof adds long term peace of mind. Out front, stained posts on the porch add a warm, inviting touch. Out back, you'll find a large fenced yard with plenty of space to enjoy.

17. 2022-08-05
    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: $1,460 · $122/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$553/yr (+$46/mo · 37.9%)

ⓘ 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 · 20 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: $14,675
• − Mortgage interest: −$6,162
• − Property taxes: −$1,460
• − Insurance: −$550
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$3,200
• Taxable income: $956
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $2,432/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

-4.3% since first listed

3 events — show timeline

• 2026-04-27 Price Changed $110,000 PBBOR
• 2026-03-17 Listed $115,000 PBBOR
• 2022-08-05 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,460 · +16.4% YoY. Source: county tax records.