(.25 ac) 601 Faulkner Ave · Coldspring, TX 77331

$29,788

None bd · None ba · 1,170 sqft · Manufactured public records · 74 Days on market

Built 2017 0.25 ac lot $25/sqft · 84% below area

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home! This beautifully renovated residence offers 2 bedrooms and 1 bath. This home offers a wonderful retreat from the hustle and bustle of city life. Don't miss the opportunity to make this stunning property your own. Schedule a viewing today and experience the beauty and comfort it has to offer!

Key facts

• 0.25 acre lot
• Listed 73 days

What this means for you Summary

Snapshot

• This is a manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $-286 ($-3k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.
• Cap rate -2.5% vs local median 4.3% in Coldspring — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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, schools F, amenities 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.
• Market conditions: 362 active listings in the ZIP; 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 $206 of loan paydown is wiped out by about $894 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.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y ago; this cycle's ask has dropped $130k (81%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,000 (6.0% 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. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.00% ✗
• Cap rate: -2.55%
• Cash-on-cash: -31.57%
• DSCR: -0.40
• GRM: 0.0

CMA / ARV

• ARV (median comp): $180,604
• List price: $29,788
• Delta: -11.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2595 Fm 222 Loop N	0.47mi	3/2.0	1,120 (-4%)	6mo	$179,000	$160	66

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: —
• Equity multiple: -1.76×
• Total profit: $-22,985
• Equity at exit: $4,441

10-year hold

• IRR: —
• Equity multiple: -4.19×
• Total profit: $-43,259
• Equity at exit: $2,576

Cash invested: $8,341 (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: 362

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$156
• Tax from tax record: −$51 /mo · $609/yr
• Insurance: −$12
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-286

Break-even live

Break-even rent $362

Max offer price —

Occupancy floor —

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: $7,447
• Closing costs: $894
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-19
   days on market $29,788 Active 74 DOM
2. 2026-06-18
   days on market $29,788 Active 73 DOM
3. 2026-06-17
   pricedays on marketlisting id $29,788 Active 72 DOM
4. 2026-06-17
   days on market $159,788 Active 47 DOM
5. 2026-06-16
   days on market $159,788 Active 46 DOM
6. 2026-06-15
   days on market $159,788 Active 45 DOM
7. 2026-06-14
   days on market $159,788 Active 43 DOM
8. 2026-06-13
   days on market $159,788 Active 42 DOM
9. 2026-06-10
   days on market $159,788 Active 40 DOM
10. 2026-06-09
    days on market $159,788 Active 39 DOM
11. 2026-06-08
    days on market $159,788 Active 38 DOM
12. 2026-06-07
    days on market $159,788 Active 37 DOM
13. 2026-06-03
    days on market $159,788 Active 33 DOM
14. 2026-06-02
    days on market $159,788 Active 32 DOM
15. 2026-06-01
    days on market $159,788 Active 31 DOM
16. 2026-05-31
    days on market $159,788 Active 30 DOM
17. 2026-05-30
    days on market $159,788 Active 29 DOM
18. 2026-05-01
    listed $159,788 Active 318-char remark

    Show marketing remark (318 chars)

    Welcome to your new home! This beautifully renovated residence offers 2 bedrooms and 1 bath. This home offers a wonderful retreat from the hustle and bustle of city life. Don't miss the opportunity to make this stunning property your own. Schedule a viewing today and experience the beauty and comfort it has to offer!

19. 2026-04-17
    historical
20. 2026-04-06
    listed $29,788 Active
21. 2026-04-01
    historical
22. 2026-02-19
    listed $167,788 Active
23. 2026-02-16
    historical
24. 2025-12-31
    listed $175,000 Active
25. 2025-10-29
    listed $35,000 Active
26. 2024-12-05
    historical
27. 2024-10-03
    price $133,000
28. 2024-06-07
    listed $143,000 Active
29. 2024-05-16
    historical
30. 2024-05-10
    price $129,900
31. 2024-04-17
    listed $149,900 Active
32. 2016-11-12
    historical
33. 2016-07-11
    price $75,900
34. 2016-06-14
    status Active
35. 2016-06-09
    historical
36. 2016-05-12
    listed $64,500 Active

ⓘ 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: $609 · $51/mo
• Projected year-2 tax: $609 · $51/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 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: $0
• − Mortgage interest: −$1,669
• − Property taxes: −$609
• − Insurance: −$946
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$867
• Taxable loss: −$4,091
• Est. tax savings @ 24.0%: +$982
• After-tax cash flow: $-2,449/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

• Census place: Coldspring, TX
• 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

+147.7% since first listed

19 events — show timeline

• 2026-05-01 Listed $159,788 HARMLS
• 2026-04-17 Listing Removed — HARMLS
• 2026-04-06 Listed $29,788 HARMLS
• 2026-04-01 Listing Removed — HARMLS
• 2026-02-19 Listed $167,788 HARMLS
• 2026-02-16 Listing Removed — HARMLS
• 2025-12-31 Listed $175,000 HARMLS
• 2025-10-29 Listed $35,000 HARMLS
• 2024-12-05 Listing Removed — HARMLS
• 2024-10-03 Price Changed $133,000 HARMLS
• 2024-06-07 Listed $143,000 HARMLS
• 2024-05-16 Listing Removed — HARMLS
• 2024-05-10 Price Changed $129,900 HARMLS
• 2024-04-17 Listed $149,900 HARMLS
• 2016-11-12 Listing Removed — HARMLS
• 2016-07-11 Price Changed $75,900 HARMLS
• 2016-06-14 Relisted — HARMLS
• 2016-06-09 Listing Removed — HARMLS
• 2016-05-12 Listed $64,500 HARMLS

Property tax history

-7.3%/yr

Latest (2023): $609 · -2.9% YoY. Source: county tax records.