902 E 16th St · Colorado City, TX 79512

$155,000

3 bd · 1.5 ba · 1,985 sqft · SingleFamily · 159 Days on market

Built 1962 8,712 sqft lot ↓ 13% since listing

---

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 +19.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• DSCR +6.0/10.0
• 1% rule +4.1/10.0
• 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

Looking for a great starter home with 3 bedrooms, 1.5 bathrooms, a formal dining room and an oversized family room? Look at THIS beautiful brick house on a corner lot in Colorado City that has recently been painted throughout and all of the bedroom carpet has been removed! The house also features a 3 car-carport, along with plenty of room to host gatherings inside. The corner lot features a spacious backyard, with a metal fence and mature trees. This house is ready for a new family to enjoy it, so call today to schedule your showing! Enjoy the holidays this year in this cutie!!

Key facts

• Brick house
• Spacious backyard
• Formal dining room

Tags

• BRICK HOUSE
• CORNER LOT
• SPACIOUS BACKYARD
• METAL FENCE
• MATURE TREES
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (9.0% below list).
• Recommended offer: $136k (12.0% 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: health & safety C-, amenities F, commute 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.
• Zoned schools: Colorado El And Middle (math 35% / reading 34%, grade F, #1,995 of 4,322 statewide, top 50%, 708 students, 63% FRL); Colorado H S (math 44% / reading 44%, grade F, #652 of 1,632 statewide, top 43%, 227 students, 65% FRL).
• Market conditions: 86 active listings in the ZIP.

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k 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 $43k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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: 0.91% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.1%
• Equity multiple: 1.93×
• Total profit: $40,418
• Equity at exit: $81,979

10-year hold

• IRR: 16.0%
• Equity multiple: 3.67×
• Total profit: $116,054
• Equity at exit: $136,863

Cash invested: $43,400 (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: 86
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$76 /mo · $910/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $161

Break-even live

Break-even rent $1,207

Max offer price $155,000

Occupancy floor 84%

Sensitivity live

Price	-10% $249	-5% $205	+0% $161	+5% $117	+10% $73
Rent	-10% $50	-5% $105	+0% $161	+5% $217	+10% $272
Rate	-1.0pp $239	-0.5pp $200	base $161	+0.5pp $121	+1.0pp $80

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $155,000 Active 159 DOM
2. 2026-06-21
   days on market $155,000 Active 158 DOM
3. 2026-06-18
   days on market $155,000 Active 156 DOM
4. 2026-06-17
   days on market $155,000 Active 155 DOM
5. 2026-06-16
   days on market $155,000 Active 154 DOM
6. 2026-06-15
   days on market $155,000 Active 153 DOM
7. 2026-06-13
   days on market $155,000 Active 151 DOM
8. 2026-06-12
   days on market $155,000 Active 150 DOM
9. 2026-06-09
   days on market $155,000 Active 147 DOM
10. 2026-06-08
    days on market $155,000 Active 146 DOM
11. 2026-06-08
    days on market $155,000 Active 145 DOM
12. 2026-06-05
    days on market $155,000 Active 143 DOM
13. 2026-06-03
    days on market $155,000 Active 141 DOM
14. 2026-06-02
    days on market $155,000 Active 140 DOM
15. 2026-06-01
    days on market $155,000 Active 139 DOM
16. 2026-05-31
    days on market $155,000 Active 138 DOM
17. 2026-02-19
    status Pending
18. 2026-01-19
    historical Active Under Contract

    Show marketing remark (584 chars)

    Looking for a great starter home with 3 bedrooms, 1.5 bathrooms, a formal dining room and an oversized family room? Look at THIS beautiful brick house on a corner lot in Colorado City that has recently been painted throughout and all of the bedroom carpet has been removed! The house also features a 3 car-carport, along with plenty of room to host gatherings inside. The corner lot features a spacious backyard, with a metal fence and mature trees. This house is ready for a new family to enjoy it, so call today to schedule your showing! Enjoy the holidays this year in this cutie!!

19. 2026-01-19
    historical Active Under Contract 584-char remark

    Show marketing remark (584 chars)

    Looking for a great starter home with 3 bedrooms, 1.5 bathrooms, a formal dining room and an oversized family room? Look at THIS beautiful brick house on a corner lot in Colorado City that has recently been painted throughout and all of the bedroom carpet has been removed! The house also features a 3 car-carport, along with plenty of room to host gatherings inside. The corner lot features a spacious backyard, with a metal fence and mature trees. This house is ready for a new family to enjoy it, so call today to schedule your showing! Enjoy the holidays this year in this cutie!!

20. 2025-10-06
    listed $145,000 Active 584-char remark

    Show marketing remark (584 chars)

    Looking for a great starter home with 3 bedrooms, 1.5 bathrooms, a formal dining room and an oversized family room? Look at THIS beautiful brick house on a corner lot in Colorado City that has recently been painted throughout and all of the bedroom carpet has been removed! The house also features a 3 car-carport, along with plenty of room to host gatherings inside. The corner lot features a spacious backyard, with a metal fence and mature trees. This house is ready for a new family to enjoy it, so call today to schedule your showing! Enjoy the holidays this year in this cutie!!

21. 2025-10-06
    listed $145,000 Active

    Show marketing remark (584 chars)

    Looking for a great starter home with 3 bedrooms, 1.5 bathrooms, a formal dining room and an oversized family room? Look at THIS beautiful brick house on a corner lot in Colorado City that has recently been painted throughout and all of the bedroom carpet has been removed! The house also features a 3 car-carport, along with plenty of room to host gatherings inside. The corner lot features a spacious backyard, with a metal fence and mature trees. This house is ready for a new family to enjoy it, so call today to schedule your showing! Enjoy the holidays this year in this cutie!!

22. 2025-06-19
    price $130,000
23. 2025-04-07
    price $160,000
24. 2025-01-31
    price $167,000

ⓘ 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: $910 · $76/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$1,926/yr (+$161/mo · 211.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $16,925
• − Mortgage interest: −$8,682
• − Property taxes: −$910
• − Insurance: −$775
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$4,509
• Taxable loss: −$660
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $2,090/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

-13.2% since first listed

8 events — show timeline

• 2026-02-19 Pending — PBBOR
• 2026-01-19 Contingent — PBBOR
• 2026-01-19 Contingent — NCBOR
• 2025-10-06 Listed $145,000 NCBOR
• 2025-10-06 Listed $145,000 PBBOR
• 2025-06-19 Price Changed $130,000 PBBOR
• 2025-04-07 Price Changed $160,000 PBBOR
• 2025-01-31 Price Changed $167,000 PBBOR

Property tax history

+2.1%/yr

Latest (2025): $910 · +4.4% YoY. Source: county tax records.