2320 Shalmar Dr · West Columbia, TX 77486

$249,900

2 bd · 2.0 ba · 2,060 sqft · SingleFamily public records · 317 Days on market

Built 1984 9,626 sqft lot $121/sqft · at area comps Est $300k · 17% under $50/mo HOA · 3% of rent ↓ 13% since listing

---

Why this score? — see what drove the D 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 +15.0/15.0
• Appreciation +8.8/10.0
• Cash flow +4.2/30.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to this beautiful, timeless home that seamlessly blends comfort and style! As you step inside, you are greeted by an open formal living and dining room, ideal for entertaining and relaxing with loved ones, and showcasing beautiful built-ins, adding style and storage. Located off the main area is an air-conditioned, spacious sunroom providing a serene space to unwind while enjoying views of the green space, lagoon, and walking path. The kitchen is a chef dream equipped with a stylish island, breakfast area and cozy double-sided gas fireplace making for a great addition for cooking and more entertaining. The primary bedroom is true retreat, complete with the relaxing gas fireplace, built-in workspace, continued peaceful views, and an en-suite bathroom with a stylish vanity area. With its thoughtful design and beautiful surroundings, this home has the perfect blend of modern convenience and timeless charm!

Key facts

• Stylish vanity area
• En-suite bathroom
• Views of green space

Tags

• AIR-CONDITIONED SUNROOM
• VIEWS OF GREEN SPACE
• DOUBLE-SIDED GAS FIREPLACE
• EN-SUITE BATHROOM
• STYLISH VANITY AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-675 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (47.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (42.3% below list).
• Recommended offer: $131k (47.7% below list) — sets the bar for cash-flow.
• Cap rate 3.0% vs local median 4.4% in West Columbia — 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 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; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $19k appreciation (7.6% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

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 $130,594 (47.7% 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 317 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.58% ✗
• Cap rate: 3.05%
• Cash-on-cash: -11.58%
• DSCR: 0.48
• GRM: 14.4

CMA / ARV

• ARV (median comp): $299,693
• List price: $249,900
• Delta: -16.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 N Amherst Dr	0.31mi	3/2.0 (+1)	2,007 (-3%)	3mo	$354,000	$176	74
2571 Pinehurst Dr	0.46mi	3/2.0 (+1)	2,019 (-2%)	1mo	$249,000	$123	69
418 Twin Lakes Blvd W	0.24mi	3/2.0 (+1)	1,863 (-10%)	4mo	$289,000	$155	64
284 Mossy Meadow Dr	0.57mi	3/2.0 (+1)	1,996 (-3%)	2mo	$320,000	$160	62
223 Freeman Blvd	0.39mi	3/2.0 (+1)	1,915 (-7%)	6mo	$316,990	$166	60
2194 Twin Lakes Blvd	0.68mi	2/2.5	2,160 (+5%)	1mo	$273,000	$126	57
403 Green Meadows Dr	0.59mi	3/2.0 (+1)	1,990 (-3%)	7mo	$353,900	$178	56
2280 Riveroaks Dr	0.53mi	3/2.0 (+1)	1,885 (-8%)	2mo	$399,999	$212	55
429 N Amherst Dr	0.39mi	3/2.0 (+1)	1,778 (-14%)	1mo	$276,500	$156	53
433 N Amherst Dr	0.40mi	3/2.0 (+1)	1,829 (-11%)	7mo	$339,990	$186	52
10 Green Meadows Ln	0.62mi	3/2.0 (+1)	1,832 (-11%)	3mo	$325,000	$177	45
422 Wellshire Dr	0.71mi	3/2.0 (+1)	1,801 (-13%)	6mo	$312,500	$174	36

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: 10.4%
• Equity multiple: 1.77×
• Total profit: $54,110
• Equity at exit: $183,583

10-year hold

• IRR: 11.4%
• Equity multiple: 3.70×
• Total profit: $189,027
• Equity at exit: $358,586

Cash invested: $69,972 (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: 14.4×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$350 /mo · $4,199/yr
• Insurance: −$104
• HOA: −$50
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-675

Break-even live

Break-even rent $2,297

Max offer price $130,594

Occupancy floor —

Sensitivity live

Price	-10% $-534	-5% $-605	+0% $-675	+5% $-746	+10% $-817
Rent	-10% $-789	-5% $-732	+0% $-675	+5% $-618	+10% $-561
Rate	-1.0pp $-550	-0.5pp $-612	base $-675	+0.5pp $-740	+1.0pp $-806

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: gas

Listing history 20 events

1. 2026-06-21
   days on market $249,900 Active 317 DOM
2. 2026-06-18
   days on market $249,900 Active 314 DOM
3. 2026-06-17
   days on market $249,900 Active 313 DOM
4. 2026-06-16
   days on market $249,900 Active 312 DOM
5. 2026-06-15
   days on market $249,900 Active 311 DOM
6. 2026-06-13
   days on market $249,900 Active 309 DOM
7. 2026-06-13
   days on market $249,900 Active 308 DOM
8. 2026-06-09
   days on market $249,900 Active 305 DOM
9. 2026-06-08
   days on market $249,900 Active 304 DOM
10. 2026-06-07
    days on market $249,900 Active 303 DOM
11. 2026-06-04
    days on market $249,900 Active 300 DOM
12. 2026-06-03
    days on market $249,900 Active 299 DOM
13. 2026-06-02
    days on market $249,900 Active 298 DOM
14. 2026-06-01
    days on market $249,900 Active 297 DOM
15. 2026-05-31
    days on market $249,900 Active 296 DOM
16. 2026-02-02
    price $259,900 925-char remark

    Show marketing remark (925 chars)

    Welcome to this beautiful, timeless home that seamlessly blends comfort and style! As you step inside, you are greeted by an open formal living and dining room, ideal for entertaining and relaxing with loved ones, and showcasing beautiful built-ins, adding style and storage. Located off the main area is an air-conditioned, spacious sunroom providing a serene space to unwind while enjoying views of the green space, lagoon, and walking path. The kitchen is a chef dream equipped with a stylish island, breakfast area and cozy double-sided gas fireplace making for a great addition for cooking and more entertaining. The primary bedroom is true retreat, complete with the relaxing gas fireplace, built-in workspace, continued peaceful views, and an en-suite bathroom with a stylish vanity area. With its thoughtful design and beautiful surroundings, this home has the perfect blend of modern convenience and timeless charm!

17. 2025-10-16
    price $279,900 925-char remark

    Show marketing remark (925 chars)

    Welcome to this beautiful, timeless home that seamlessly blends comfort and style! As you step inside, you are greeted by an open formal living and dining room, ideal for entertaining and relaxing with loved ones, and showcasing beautiful built-ins, adding style and storage. Located off the main area is an air-conditioned, spacious sunroom providing a serene space to unwind while enjoying views of the green space, lagoon, and walking path. The kitchen is a chef dream equipped with a stylish island, breakfast area and cozy double-sided gas fireplace making for a great addition for cooking and more entertaining. The primary bedroom is true retreat, complete with the relaxing gas fireplace, built-in workspace, continued peaceful views, and an en-suite bathroom with a stylish vanity area. With its thoughtful design and beautiful surroundings, this home has the perfect blend of modern convenience and timeless charm!

18. 2025-08-07
    listed $299,900 Active 925-char remark

    Show marketing remark (925 chars)

    Welcome to this beautiful, timeless home that seamlessly blends comfort and style! As you step inside, you are greeted by an open formal living and dining room, ideal for entertaining and relaxing with loved ones, and showcasing beautiful built-ins, adding style and storage. Located off the main area is an air-conditioned, spacious sunroom providing a serene space to unwind while enjoying views of the green space, lagoon, and walking path. The kitchen is a chef dream equipped with a stylish island, breakfast area and cozy double-sided gas fireplace making for a great addition for cooking and more entertaining. The primary bedroom is true retreat, complete with the relaxing gas fireplace, built-in workspace, continued peaceful views, and an en-suite bathroom with a stylish vanity area. With its thoughtful design and beautiful surroundings, this home has the perfect blend of modern convenience and timeless charm!

19. 2012-08-15
    soldstatus
20. 2000-08-07
    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: $4,199 · $350/mo
• Projected year-2 tax: $4,573 · $381/mo
• Expected delta: +$374/yr (+$31/mo · 8.9%)

ⓘ 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 · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $17,304
• − Mortgage interest: −$13,998
• − Property taxes: −$4,199
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − HOA: −$600
• − Depreciation: −$7,270
• Taxable loss: −$12,781
• Est. tax savings @ 24.0%: +$3,068
• After-tax cash flow: $-5,037/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

-13.3% since first listed

5 events — show timeline

• 2026-02-02 Price Changed $259,900 HARMLS
• 2025-10-16 Price Changed $279,900 HARMLS
• 2025-08-07 Listed $299,900 HARMLS
• 2012-08-15 Sold (Public Records) — Public Records
• 2000-08-07 Sold (Public Records) — Public Records

Property tax history

-0.3%/yr

Latest (2025): $4,199 · +10.1% YoY. Source: county tax records.