210 E Colorado · Wortham, TX 76642

$25,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 296 Days on market

Built 1961 0.30 ac lot Est $25k · at est. ↓ 25% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.7/15.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The conveniently located rental property could be your next investment. The property is in need of repairs, offering potential for improvement and value enhancement.

Key facts

• 0.3 acre lot
• Built 1961
• Listed 296 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($891 rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,128 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime C-, amenities F, commute F.
• Wortham ISD (rural): math 34% / reading 37% proficiency, ranked #523 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wortham El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 255 students, 60% FRL); Wortham Middle (math 37% / reading 37%, grade F, #756 of 1,662 statewide, top 47%, 122 students, 62% FRL); Wortham H S (math 34% / reading 44%, grade F, #821 of 1,632 statewide, top 53%, 175 students, 50% FRL).
• Market conditions: 122 active listings in the ZIP; 2 units permitted in Freestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• Freestone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 296 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 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 1961 — 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. 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?
6. 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.
7. 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.
8. 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: 3.56% ✓
• Cap rate: 30.98%
• Cash-on-cash: 88.18%
• DSCR: 4.92
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $25,088
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 E Colorado	0.00mi	2/1.0	896 (0%)	1mo	$25,000	$28	99
617 E FM 27	0.60mi	2/2.0	924 (+3%)	20mo	$15,000	$16	46

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: 88.8%
• Equity multiple: 5.10×
• Total profit: $28,735
• Equity at exit: $3,728

10-year hold

• IRR: 91.8%
• Equity multiple: 10.61×
• Total profit: $67,303
• Equity at exit: $2,162

Cash invested: $7,000 (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 76642

• Home prices YoY: -18.0%
• Active inventory: 122
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $891 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $514

Break-even live

Break-even rent $239

Max offer price $25,000

Occupancy floor 37%

Sensitivity live

Price	-10% $529	-5% $521	+0% $514	+5% $507	+10% $500
Rent	-10% $444	-5% $479	+0% $514	+5% $550	+10% $585
Rate	-1.0pp $527	-0.5pp $521	base $514	+0.5pp $508	+1.0pp $501

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-24
   status Pending
2. 2026-04-14
   price $25,000
3. 2025-11-12
   price $31,500
4. 2025-10-08
   status Active
5. 2025-08-27
   status Pending
6. 2025-05-16
   listed $33,500 Active
7. 2008-10-16
   soldstatus
8. 1983-05-05
   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: $572 · $48/mo
• Projected year-2 tax: $572 · $48/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,687
• − Mortgage interest: −$1,400
• − Property taxes: −$572
• − Insurance: −$125
• − Repairs & maintenance: −$855
• − Management: −$855
• − Depreciation: −$727
• Taxable income: $6,153
• Est. tax owed @ 24.0%: −$1,477
• After-tax cash flow: $4,696/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: Wortham ISD
• NCES district ID: 4846470
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 37% ▼ -3.00%
• Median HH income: $39,554
• Composite: 29.76/100
• National rank: #6437
• State rank: #523 of 826 in TX

Livability — Wortham

• Score: 59/100
• State rank: #1128
• US rank: #19935

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wortham, TX
• Population (ZIP): 6,226

Population outlook (Freestone County) Hauer SSP2

• Today (2025): 19,591 people
• By 2030: 19,470 · -0.6%
• By 2040: 19,111 · -2.5%
• By 2050: 18,700 · -4.5%
• By 2075: 17,586 · -10.2%
• By 2100: 14,933 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Black 22% Hispanic / Latino 16% Two or more races 13% Asian 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 4% Slovak 2% Iranian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 10% Vietnamese 1%

Political lean MEDSL · Freestone

• 2024 margin: Solid R (+66.3) · D 16.6% · R 82.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -43.5pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+61.5 2016: R+59.6 2012: R+50.2 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.70%
• Current HPI: 190.097
• 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

-25.4% since first listed

8 events — show timeline

• 2026-04-24 Pending — NTREIS
• 2026-04-14 Price Changed $25,000 NTREIS
• 2025-11-12 Price Changed $31,500 NTREIS
• 2025-10-08 Relisted — NTREIS
• 2025-08-27 Pending — NTREIS
• 2025-05-16 Listed $33,500 NTREIS
• 2008-10-16 Sold (Public Records) — Public Records
• 1983-05-05 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $572 · +16.8% YoY. Source: county tax records.