200 Wentworth Dr · West Columbia, TX 77486

$264,000

3 bd · 2.0 ba · 1,798 sqft · SingleFamily public records · 124 Days on market

Built 1978 8,276 sqft lot $147/sqft · at area comps Est $273k · at est. $50/mo HOA · 2% of rent ↓ 9% 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 +18.8/30.0
• ARV discount +9.0/15.0
• Appreciation +8.8/10.0
• DSCR +5.9/10.0
• 1% rule +5.2/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Perfectly positioned on a spacious corner lot, this beautifully maintained 3-bedroom, 2-bath all-brick residence offers the ideal blend of comfort, style, and functionality - complete with a NEW ROOF for added peace of mind. From the moment you step inside, you’re welcomed by a floor-to-ceiling brick fireplace and an expansive open-concept living, dining, and kitchen area designed for effortless entertaining and everyday living. Tasteful updates enhance the home’s appeal, while tile flooring throughout delivers both durability and low-maintenance living. The bathrooms feature granite countertops, adding a refined, modern touch. Located within a desirable golf course community known for its welcoming atmosphere, the property also includes a wide double driveway, a detached two-car garage, and a covered breezeway that adds both convenience and charm. With standout curb appeal, privacy, and easy access to nearby amenities, this home presents an exceptional opportunity for its next owner.

Key facts

• Double driveway
• Tile flooring
• Granite countertops

Tags

• CORNER LOT
• NEW ROOF
• TILE FLOORING
• GRANITE COUNTERTOPS
• GOLF COURSE COMMUNITY
• DOUBLE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $264k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $264k).
• Recommended offer: $232k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 $22k of equity ($2k loan paydown + $20k 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 $74k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($232k) 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

• Climate carrying-cost: major 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 $232,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.34%
• DSCR: 1.19
• GRM: 8.1

CMA / ARV

• ARV (median comp): $273,070
• List price: $264,000
• Delta: -3.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
241 Woodhaven Dr	0.29mi	3/2.0	1,735 (-4%)	2mo	$292,900	$169	80
2337 Shalmar Dr	0.37mi	4/2.0 (+1)	1,801 (+0%)	3mo	$335,000	$186	75
2571 Pinehurst Dr	0.09mi	3/2.0	2,019 (+12%)	1mo	$249,000	$123	74
2280 Riveroaks Dr	0.35mi	3/2.0	1,885 (+5%)	2mo	$399,999	$212	74
229 N Amherst Dr	0.13mi	3/2.0	2,007 (+12%)	3mo	$354,000	$176	72
429 N Amherst Dr	0.54mi	3/2.0	1,778 (-1%)	1mo	$276,500	$156	72
284 Mossy Meadow Dr	0.34mi	3/2.0	1,996 (+11%)	2mo	$320,000	$160	64
2250 Lake Forrest Dr	0.46mi	3/3.0	1,684 (-6%)	2mo	$268,500	$159	62
2554 Lakeside Dr	0.37mi	3/2.0	1,587 (-12%)	2mo	$278,000	$175	62
281 Crestview Dr	0.33mi	3/2.0	1,571 (-13%)	2mo	$199,900	$127	62
214 Montclaire Dr	0.44mi	4/2.0 (+1)	1,968 (+10%)	1mo	$365,990	$186	58
205 Montclaire Dr	0.47mi	3/2.0	1,565 (-13%)	2mo	$219,000	$140	55

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: 22.5%
• Equity multiple: 2.62×
• Total profit: $119,610
• Equity at exit: $193,941

10-year hold

• IRR: 20.7%
• Equity multiple: 5.52×
• Total profit: $334,443
• Equity at exit: $378,818

Cash invested: $73,920 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$1,384
• Tax from tax record: −$321 /mo · $3,856/yr
• Insurance: −$110
• HOA: −$50
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $267

Break-even live

Break-even rent $2,362

Max offer price $264,000

Occupancy floor 85%

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: $66,000
• Closing costs: $7,920
• 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	0.30mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 22 events

1. 2026-06-18
   days on market $264,000 Active 124 DOM
2. 2026-06-17
   days on market $264,000 Active 123 DOM
3. 2026-06-16
   days on market $264,000 Active 122 DOM
4. 2026-06-15
   days on market $264,000 Active 121 DOM
5. 2026-06-13
   days on market $264,000 Active 119 DOM
6. 2026-06-13
   days on market $264,000 Active 118 DOM
7. 2026-06-09
   days on market $264,000 Active 115 DOM
8. 2026-06-08
   days on market $264,000 Active 114 DOM
9. 2026-06-07
   days on market $264,000 Active 113 DOM
10. 2026-06-04
    days on market $264,000 Active 110 DOM
11. 2026-06-03
    days on market $264,000 Active 109 DOM
12. 2026-06-02
    days on market $264,000 Active 108 DOM
13. 2026-06-01
    days on market $264,000 Active 107 DOM
14. 2026-05-31
    days on market $264,000 Active 106 DOM
15. 2026-05-02
    price $264,000 1011-char remark

    Show marketing remark (1011 chars)

    Perfectly positioned on a spacious corner lot, this beautifully maintained 3-bedroom, 2-bath all-brick residence offers the ideal blend of comfort, style, and functionality - complete with a NEW ROOF for added peace of mind. From the moment you step inside, you’re welcomed by a floor-to-ceiling brick fireplace and an expansive open-concept living, dining, and kitchen area designed for effortless entertaining and everyday living. Tasteful updates enhance the home’s appeal, while tile flooring throughout delivers both durability and low-maintenance living. The bathrooms feature granite countertops, adding a refined, modern touch. Located within a desirable golf course community known for its welcoming atmosphere, the property also includes a wide double driveway, a detached two-car garage, and a covered breezeway that adds both convenience and charm. With standout curb appeal, privacy, and easy access to nearby amenities, this home presents an exceptional opportunity for its next owner.

16. 2026-02-14
    listed $269,000 Active 1011-char remark

    Show marketing remark (1011 chars)

    Perfectly positioned on a spacious corner lot, this beautifully maintained 3-bedroom, 2-bath all-brick residence offers the ideal blend of comfort, style, and functionality - complete with a NEW ROOF for added peace of mind. From the moment you step inside, you’re welcomed by a floor-to-ceiling brick fireplace and an expansive open-concept living, dining, and kitchen area designed for effortless entertaining and everyday living. Tasteful updates enhance the home’s appeal, while tile flooring throughout delivers both durability and low-maintenance living. The bathrooms feature granite countertops, adding a refined, modern touch. Located within a desirable golf course community known for its welcoming atmosphere, the property also includes a wide double driveway, a detached two-car garage, and a covered breezeway that adds both convenience and charm. With standout curb appeal, privacy, and easy access to nearby amenities, this home presents an exceptional opportunity for its next owner.

17. 2025-11-25
    historical
18. 2025-09-24
    price $269,000
19. 2025-08-19
    price $279,999
20. 2025-08-13
    price $286,000
21. 2025-06-01
    listed $290,000 Active
22. 2009-02-25
    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: $3,856 · $321/mo
• Projected year-2 tax: $4,831 · $403/mo
• Expected delta: +$975/yr (+$81/mo · 25.3%)

ⓘ 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 · 68% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 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: −$14,788
• − Property taxes: −$3,856
• − Insurance: −$1,320
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − HOA: −$600
• − Depreciation: −$7,680
• Taxable loss: −$1,028
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $3,453/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

-9.0% since first listed

8 events — show timeline

• 2026-05-02 Price Changed $264,000 HARMLS
• 2026-02-14 Listed $269,000 HARMLS
• 2025-11-25 Listing Removed — HARMLS
• 2025-09-24 Price Changed $269,000 HARMLS
• 2025-08-19 Price Changed $279,999 HARMLS
• 2025-08-13 Price Changed $286,000 HARMLS
• 2025-06-01 Listed $290,000 HARMLS
• 2009-02-25 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,856 · -5.8% YoY. Source: county tax records.