1420 Papendorf Ln · West Columbia, TX 77486

$130,000

3 bd · 1.0 ba · 728 sqft · SingleFamily public records · 31 Days on market

Built 1952 10,454 sqft lot

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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 +22.8/30.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• 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

Open concept home on a large lot that backs up to Bell Creek. There are no back neighbors behind this property and you can view wildlife, like deer, from the back deck. The kitchen has granite counters and a breakfast bar. Additional storage added in dining room. Luxury vinyl throughout, no carpet! Current owner has had the house raised, added a shed and had the interior and exterior freshly painted with quality paint in neutral colors. Great starter home! Refrigerator included. *Buyer to independently verify measurents.

Key facts

• Near shopping
• Spacious bedrooms
• Near local schools

Tags

• INCOME PRODUCING PROPERTY
• FUNCTIONAL FLOOR PLAN
• COMFORTABLE LIVING SPACES
• SPACIOUS BEDROOMS
• NEAR LOCAL SCHOOLS
• NEAR SHOPPING

Property features AI

Finance

• Other: Seller disclosure available

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (all main rooms listed on first floor)
• Construction: Cement siding; Block foundation; Composition roof; Built in 1952
• Exterior features: Subdivision lot

Interior

• Kitchen: Kitchen included in kitchen/dining combo
• Bedrooms: Three bedrooms total — two first-floor bedrooms (12x18, 12x12) and a first-floor primary bedroom (12x18)
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central electric air conditioning
• Interior features: Kitchen and dining combined (kitchen/dining combo)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 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.
• Zoned schools: West Columbia El (math 47% / reading 39%, grade F, #1,283 of 4,322 statewide, top 30%, 709 students, 60% FRL); West Brazos J H (math 34% / reading 32%, grade F, #930 of 1,662 statewide, top 57%, 676 students, 65% FRL); Columbia H S (math 13% / reading 28%, grade F, #1,389 of 1,632 statewide, top 86%, 889 students, 60% FRL).
• Market conditions: 145 active listings in the ZIP; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($899 loan paydown + $10k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago 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

• Watch-outs: flood insurance adds $66/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.10% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.42%
• DSCR: 1.33
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.67×
• Total profit: $60,654
• Equity at exit: $95,501

10-year hold

• IRR: 21.3%
• Equity multiple: 5.63×
• Total profit: $168,578
• Equity at exit: $186,539

Cash invested: $36,400 (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 77486

• Home prices YoY: 2.4%
• Active inventory: 145
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,436 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$174 /mo · $2,085/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $159

Break-even live

Break-even rent $1,236

Max offer price $130,000

Occupancy floor 84%

Sensitivity live

Price	-10% $232	-5% $195	+0% $159	+5% $122	+10% $85
Rent	-10% $45	-5% $102	+0% $159	+5% $215	+10% $272
Rate	-1.0pp $224	-0.5pp $192	base $159	+0.5pp $125	+1.0pp $91

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-18
   days on market $130,000 Active 31 DOM
2. 2026-06-17
   days on market $130,000 Active 30 DOM
3. 2026-06-16
   days on market $130,000 Active 29 DOM
4. 2026-06-15
   days on market $130,000 Active 28 DOM
5. 2026-06-13
   days on market $130,000 Active 26 DOM
6. 2026-06-13
   days on market $130,000 Active 25 DOM
7. 2026-06-09
   days on market $130,000 Active 22 DOM
8. 2026-06-08
   days on market $130,000 Active 21 DOM
9. 2026-06-07
   days on market $130,000 Active 20 DOM
10. 2026-06-04
    days on market $130,000 Active 17 DOM
11. 2026-06-03
    days on market $130,000 Active 16 DOM
12. 2026-06-02
    days on market $130,000 Active 15 DOM
13. 2026-06-01
    days on market $130,000 Active 14 DOM
14. 2026-05-31
    days on market $130,000 Active 13 DOM
15. 2026-05-18
    listed $130,000 Active
16. 2025-02-09
    historical
17. 2025-01-20
    listed $145,000 Active
18. 2023-07-12
    soldstatus
19. 2023-07-10
    soldstatus Sold 526-char remark

    Show marketing remark (526 chars)

    Open concept home on a large lot that backs up to Bell Creek. There are no back neighbors behind this property and you can view wildlife, like deer, from the back deck. The kitchen has granite counters and a breakfast bar. Additional storage added in dining room. Luxury vinyl throughout, no carpet! Current owner has had the house raised, added a shed and had the interior and exterior freshly painted with quality paint in neutral colors. Great starter home! Refrigerator included. *Buyer to independently verify measurents.

20. 2023-07-03
    status Pending 526-char remark

    Show marketing remark (526 chars)

    Open concept home on a large lot that backs up to Bell Creek. There are no back neighbors behind this property and you can view wildlife, like deer, from the back deck. The kitchen has granite counters and a breakfast bar. Additional storage added in dining room. Luxury vinyl throughout, no carpet! Current owner has had the house raised, added a shed and had the interior and exterior freshly painted with quality paint in neutral colors. Great starter home! Refrigerator included. *Buyer to independently verify measurents.

21. 2023-06-29
    status Option Pending 526-char remark

    Show marketing remark (526 chars)

    Open concept home on a large lot that backs up to Bell Creek. There are no back neighbors behind this property and you can view wildlife, like deer, from the back deck. The kitchen has granite counters and a breakfast bar. Additional storage added in dining room. Luxury vinyl throughout, no carpet! Current owner has had the house raised, added a shed and had the interior and exterior freshly painted with quality paint in neutral colors. Great starter home! Refrigerator included. *Buyer to independently verify measurents.

22. 2023-06-10
    price $140,000 526-char remark

    Show marketing remark (526 chars)

    Open concept home on a large lot that backs up to Bell Creek. There are no back neighbors behind this property and you can view wildlife, like deer, from the back deck. The kitchen has granite counters and a breakfast bar. Additional storage added in dining room. Luxury vinyl throughout, no carpet! Current owner has had the house raised, added a shed and had the interior and exterior freshly painted with quality paint in neutral colors. Great starter home! Refrigerator included. *Buyer to independently verify measurents.

23. 2023-06-10
    status Active 526-char remark

    Show marketing remark (526 chars)

    Open concept home on a large lot that backs up to Bell Creek. There are no back neighbors behind this property and you can view wildlife, like deer, from the back deck. The kitchen has granite counters and a breakfast bar. Additional storage added in dining room. Luxury vinyl throughout, no carpet! Current owner has had the house raised, added a shed and had the interior and exterior freshly painted with quality paint in neutral colors. Great starter home! Refrigerator included. *Buyer to independently verify measurents.

24. 2022-11-17
    historical 526-char remark

    Show marketing remark (526 chars)

    Open concept home on a large lot that backs up to Bell Creek. There are no back neighbors behind this property and you can view wildlife, like deer, from the back deck. The kitchen has granite counters and a breakfast bar. Additional storage added in dining room. Luxury vinyl throughout, no carpet! Current owner has had the house raised, added a shed and had the interior and exterior freshly painted with quality paint in neutral colors. Great starter home! Refrigerator included. *Buyer to independently verify measurents.

25. 2022-10-04
    price $145,000 526-char remark

    Show marketing remark (526 chars)

    Open concept home on a large lot that backs up to Bell Creek. There are no back neighbors behind this property and you can view wildlife, like deer, from the back deck. The kitchen has granite counters and a breakfast bar. Additional storage added in dining room. Luxury vinyl throughout, no carpet! Current owner has had the house raised, added a shed and had the interior and exterior freshly painted with quality paint in neutral colors. Great starter home! Refrigerator included. *Buyer to independently verify measurents.

26. 2022-09-18
    listed $155,000 Active 526-char remark

    Show marketing remark (526 chars)

    Open concept home on a large lot that backs up to Bell Creek. There are no back neighbors behind this property and you can view wildlife, like deer, from the back deck. The kitchen has granite counters and a breakfast bar. Additional storage added in dining room. Luxury vinyl throughout, no carpet! Current owner has had the house raised, added a shed and had the interior and exterior freshly painted with quality paint in neutral colors. Great starter home! Refrigerator included. *Buyer to independently verify measurents.

27. 2021-06-23
    soldstatus
28. 2021-06-22
    soldstatus Sold
29. 2021-03-31
    status Pending
30. 2021-03-26
    status Active
31. 2021-03-18
    status Option Pending
32. 2021-03-01
    price $73,000
33. 2021-02-25
    status Active
34. 2021-02-22
    status Option Pending
35. 2021-01-27
    status Active
36. 2021-01-25
    status Pending
37. 2021-01-19
    status Option Pending
38. 2021-01-05
    price $79,000
39. 2020-12-15
    price $82,000
40. 2020-12-08
    listed $85,300 Active
41. 2008-02-07
    soldstatus
42. 2007-07-06
    soldstatus
43. 2002-08-16
    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: $2,085 · $174/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$294/yr (+$24/mo · 14.1%)

ⓘ 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 (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $17,236
• − Mortgage interest: −$7,282
• − Property taxes: −$2,085
• − Insurance: −$1,448
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$3,782
• Taxable loss: −$119
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $1,931/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

• Census place: West Columbia, TX
• 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

+52.4% since first listed

29 events — show timeline

• 2026-05-18 Listed $130,000 HARMLS
• 2025-02-09 Listing Removed — HARMLS
• 2025-01-20 Listed $145,000 HARMLS
• 2023-07-12 Sold (Public Records) — Public Records
• 2023-07-10 Sold (MLS) — HARMLS
• 2023-07-03 Pending — HARMLS
• 2023-06-29 Pending — HARMLS
• 2023-06-10 Price Changed $140,000 HARMLS
• 2023-06-10 Relisted — HARMLS
• 2022-11-17 Listing Removed — HARMLS
• 2022-10-04 Price Changed $145,000 HARMLS
• 2022-09-18 Listed $155,000 HARMLS
• 2021-06-23 Sold (Public Records) — Public Records
• 2021-06-22 Sold (MLS) — HARMLS
• 2021-03-31 Pending — HARMLS
• 2021-03-26 Relisted — HARMLS
• 2021-03-18 Pending — HARMLS
• 2021-03-01 Price Changed $73,000 HARMLS
• 2021-02-25 Relisted — HARMLS
• 2021-02-22 Pending — HARMLS
• 2021-01-27 Relisted — HARMLS
• 2021-01-25 Pending — HARMLS
• 2021-01-19 Pending — HARMLS
• 2021-01-05 Price Changed $79,000 HARMLS
• 2020-12-15 Price Changed $82,000 HARMLS
• 2020-12-08 Listed $85,300 HARMLS
• 2008-02-07 Sold (Public Records) — Public Records
• 2007-07-06 Sold (Public Records) — Public Records
• 2002-08-16 Sold (Public Records) — Public Records

Property tax history

+13.3%/yr

Latest (2025): $2,085 · -15.7% YoY. Source: county tax records.