305 Freeman Blvd · West Columbia, TX 77486

$262,000

4 bd · 3.0 ba · 2,198 sqft · SingleFamily public records · 91 Days on market

Built 1983 10,576 sqft lot $119/sqft · 22% below area Est $337k · 22% under $50/mo HOA · 2% of rent ↓ 10% 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 +17.3/30.0
• ARV discount +15.0/15.0
• Appreciation +8.8/10.0
• DSCR +5.4/10.0
• 1% rule +5.3/10.0
• 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

Welcome to 305 Freeman Boulevard! This spacious and charming home is ready to welcome its new owners. Boasting 4 bedrooms, 3 bathrooms, formal dining and breakfast room. Featuring fresh paint, brand-new flooring throughout, it offers a clean, traditional feel while maintaining its cozy appeal. Step outside to enjoy a large, fully fenced backyard that provides both privacy and plenty of space for entertaining or relaxing. A covered back patio makes outdoor living easy year-round, and the two-car garage adds convenience and extra storage.

Key facts

• Covered back patio
• Two car garage
• 0.24 acre lot

Tags

• LARGE FULLY FENCED BACKYARD
• COVERED BACK PATIO
• TWO CAR GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $262k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $262k).
• Recommended offer: $238k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 Brazos J H (math 34% / reading 32%, grade F, #930 of 1,662 statewide, top 57%, 676 students, 65% FRL) — zoned schools average 65% FRL vs 48% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $73k 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 91 days — a 9% lower offer ($238k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,420 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.03% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.12%
• DSCR: 1.14
• GRM: 8.1

CMA / ARV

• ARV (median comp): $337,307
• List price: $262,000
• Delta: -22.33%
• 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
213 Woodhaven	0.21mi	4/2.5	2,219 (+1%)	3mo	$369,990	$167	84
213 N Amherst Dr	0.30mi	4/2.5	2,342 (+7%)	2mo	$369,500	$158	72
214 Montclaire Dr	0.28mi	4/2.0	1,968 (-10%)	1mo	$365,990	$186	64
229 N Amherst Dr	0.27mi	3/2.0 (-1)	2,007 (-9%)	3mo	$354,000	$176	62
297 Twin Lakes Blvd W	0.20mi	4/2.5	2,513 (+14%)	4mo	$348,000	$138	62
208 S Amherst Dr	0.28mi	4/3.0	2,507 (+14%)	4mo	$310,939	$124	60
2571 Pinehurst Dr	0.45mi	3/2.0 (-1)	2,019 (-8%)	1mo	$249,000	$123	56
2319 Ridgewood Dr	0.36mi	4/2.5	2,513 (+14%)	3mo	$378,939	$151	55
212 Forest Park Dr	0.31mi	4/2.0	1,878 (-15%)	3mo	$299,990	$160	55
2280 Riveroaks Dr	0.36mi	3/2.0 (-1)	1,885 (-14%)	2mo	$399,999	$212	49
284 Mossy Meadow Dr	0.63mi	3/2.0 (-1)	1,996 (-9%)	2mo	$320,000	$160	45
107 Pecan Valley Dr	0.73mi	4/2.5	2,481 (+13%)	1mo	$379,990	$153	41

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: 21.6%
• Equity multiple: 2.55×
• Total profit: $114,013
• Equity at exit: $192,472

10-year hold

• IRR: 20.0%
• Equity multiple: 5.39×
• Total profit: $321,940
• Equity at exit: $375,948

Cash invested: $73,360 (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): −$1,374
• Tax from tax record: −$409 /mo · $4,910/yr
• Insurance: −$109
• HOA: −$50
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $191

Break-even live

Break-even rent $2,459

Max offer price $262,000

Occupancy floor 88%

Sensitivity live

Price	-10% $339	-5% $265	+0% $191	+5% $117	+10% $42
Rent	-10% $-23	-5% $84	+0% $191	+5% $297	+10% $404
Rate	-1.0pp $323	-0.5pp $257	base $191	+0.5pp $123	+1.0pp $54

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: $65,500
• Closing costs: $7,860
• 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	26d	1	0.29mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 18 events

1. 2026-06-21
   days on market $262,000 Active 91 DOM
2. 2026-06-18
   days on market $262,000 Active 88 DOM
3. 2026-06-17
   days on market $262,000 Active 87 DOM
4. 2026-06-16
   days on market $262,000 Active 86 DOM
5. 2026-06-15
   days on market $262,000 Active 85 DOM
6. 2026-06-13
   days on market $262,000 Active 83 DOM
7. 2026-06-13
   days on market $262,000 Active 82 DOM
8. 2026-06-09
   days on market $262,000 Active 79 DOM
9. 2026-06-08
   days on market $262,000 Active 78 DOM
10. 2026-06-07
    days on market $262,000 Active 77 DOM
11. 2026-06-04
    days on market $262,000 Active 74 DOM
12. 2026-06-03
    days on market $262,000 Active 73 DOM
13. 2026-06-02
    days on market $262,000 Active 72 DOM
14. 2026-06-01
    days on market $262,000 Active 71 DOM
15. 2026-05-31
    days on market $262,000 Active 70 DOM
16. 2026-05-04
    price $262,000 543-char remark

    Show marketing remark (543 chars)

    Welcome to 305 Freeman Boulevard! This spacious and charming home is ready to welcome its new owners. Boasting 4 bedrooms, 3 bathrooms, formal dining and breakfast room. Featuring fresh paint, brand-new flooring throughout, it offers a clean, traditional feel while maintaining its cozy appeal. Step outside to enjoy a large, fully fenced backyard that provides both privacy and plenty of space for entertaining or relaxing. A covered back patio makes outdoor living easy year-round, and the two-car garage adds convenience and extra storage.

17. 2026-04-20
    price $279,000 543-char remark

    Show marketing remark (543 chars)

    Welcome to 305 Freeman Boulevard! This spacious and charming home is ready to welcome its new owners. Boasting 4 bedrooms, 3 bathrooms, formal dining and breakfast room. Featuring fresh paint, brand-new flooring throughout, it offers a clean, traditional feel while maintaining its cozy appeal. Step outside to enjoy a large, fully fenced backyard that provides both privacy and plenty of space for entertaining or relaxing. A covered back patio makes outdoor living easy year-round, and the two-car garage adds convenience and extra storage.

18. 2026-03-22
    listed $292,500 Active 543-char remark

    Show marketing remark (543 chars)

    Welcome to 305 Freeman Boulevard! This spacious and charming home is ready to welcome its new owners. Boasting 4 bedrooms, 3 bathrooms, formal dining and breakfast room. Featuring fresh paint, brand-new flooring throughout, it offers a clean, traditional feel while maintaining its cozy appeal. Step outside to enjoy a large, fully fenced backyard that provides both privacy and plenty of space for entertaining or relaxing. A covered back patio makes outdoor living easy year-round, and the two-car garage adds convenience and extra storage.

ⓘ 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: $4,910 · $409/mo
• Projected year-2 tax: $4,910 · $409/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 6/10 Major FEMA zone X · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 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: −$14,676
• − Property taxes: −$4,910
• − Insurance: −$1,310
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − HOA: −$600
• − Depreciation: −$7,622
• Taxable loss: −$1,902
• Est. tax savings @ 24.0%: +$457
• After-tax cash flow: $2,745/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

-10.4% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $262,000 HARMLS
• 2026-04-20 Price Changed $279,000 HARMLS
• 2026-03-22 Listed $292,500 HARMLS

Property tax history

+1.9%/yr

Latest (2025): $4,910 · +0.9% YoY. Source: county tax records.