207 W Jackson St · West Columbia, TX 77486

$60,000

3 bd · 1.0 ba · 896 sqft · SingleFamily public records · 21 Days on market

Built 1947 0.25 ac lot

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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
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

The existing single-story structure features a classic cottage footprint with a front porch, a distinct living area, a kitchen with cabinetry, two bedrooms, and a central bathroom. Situated in a quiet residential neighborhood, the property offers a generous yard space that provides excellent potential for expansion or landscaping.

Key facts

• Front porch
• Living area
• Generous yard space

Tags

• FRONT PORCH
• LIVING AREA
• KITCHEN WITH CABINETRY
• GENEROUS YARD SPACE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1947
• Construction: Wood siding exterior; Pillar/post/pier foundation; Composition roof
• Exterior features: Subdivision lot

Interior

• Bedrooms: Three first-floor bedrooms (approx. 10x10 each)
• Bathrooms: One full bathroom (first floor, approx. 10x10)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 4 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.7% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($415 loan paydown + $5k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.20% ✓
• Cap rate: 19.68%
• Cash-on-cash: 47.82%
• DSCR: 3.13
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $163,968
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
626 S Gray Ave	0.42mi	2/1.0 (-1)	884 (-1%)	6mo	$156,000	$176	68
606 S Gray Ave	0.39mi	3/1.0	921 (+3%)	12mo	$169,000	$183	68
135 Ellis Ln	0.36mi	2/2.0 (-1)	1,029 (+15%)	8mo	$192,000	$187	43

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: 58.8%
• Equity multiple: 4.92×
• Total profit: $65,933
• Equity at exit: $44,078

10-year hold

• IRR: 54.3%
• Equity multiple: 10.50×
• Total profit: $159,593
• Equity at exit: $86,095

Cash invested: $16,800 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,322 high
• Mortgage (P&I): −$315
• Tax from tax record: −$35 /mo · $419/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $669

Break-even live

Break-even rent $474

Max offer price $60,000

Occupancy floor 44%

Sensitivity live

Price	-10% $703	-5% $686	+0% $669	+5% $652	+10% $635
Rent	-10% $565	-5% $617	+0% $669	+5% $722	+10% $774
Rate	-1.0pp $700	-0.5pp $685	base $669	+0.5pp $654	+1.0pp $638

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Ellis Ln Unit C West Columbia, TX	2.0	2.0	900	$1,350	$1.50	12d	1	0.37mi
136 Ellis Ln Unit C West Columbia, TX	2.0	2.0	900	$1,350	$1.50	7d	1	0.37mi
1106 S Columbia Dr Apt B West Columbia, TX	2.0	2.0	1000	$1,350	$1.35	44d	1	0.66mi
1106 S Columbia Dr West Columbia, TX	2.0	2.0	1000	$1,250	$1.25	44d	1	0.66mi
1224 County Road 449 West Columbia, TX	2.0	1.0	850	$1,250	$1.47	44d	1	0.71mi

Listing history 19 events

1. 2026-06-18
   days on market $60,000 Active 21 DOM
2. 2026-06-17
   days on market $60,000 Active 20 DOM
3. 2026-06-16
   days on market $60,000 Active 19 DOM
4. 2026-06-15
   days on market $60,000 Active 18 DOM
5. 2026-06-13
   days on market $60,000 Active 16 DOM
6. 2026-06-13
   days on market $60,000 Active 15 DOM
7. 2026-06-09
   days on market $60,000 Active 12 DOM
8. 2026-06-08
   days on market $60,000 Active 11 DOM
9. 2026-06-07
   days on market $60,000 Active 10 DOM
10. 2026-06-04
    days on market $60,000 Active 7 DOM
11. 2026-06-03
    days on market $60,000 Active 6 DOM
12. 2026-06-02
    days on market $60,000 Active 5 DOM
13. 2026-06-01
    days on market $60,000 Active 4 DOM
14. 2026-05-31
    days on market $60,000 Active 3 DOM
15. 2026-05-28
    listed $60,000 Active
16. 2026-01-30
    soldstatus
17. 2026-01-30
    soldstatus
18. 2023-09-30
    historical
19. 2023-06-28
    listed $58,000 Active

ⓘ 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: $419 · $35/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$679/yr (+$57/mo · 162.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,858
• − Mortgage interest: −$3,361
• − Property taxes: −$419
• − Insurance: −$300
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$1,745
• Taxable income: $7,496
• Est. tax owed @ 24.0%: −$1,799
• After-tax cash flow: $6,234/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

+3.4% since first listed

5 events — show timeline

• 2026-05-28 Listed $60,000 HARMLS
• 2026-01-30 Sold (Public Records) — Public Records
• 2026-01-30 Sold (Public Records) — Public Records
• 2023-09-30 Listing Removed — HARMLS
• 2023-06-28 Listed $58,000 HARMLS

Property tax history

-1.1%/yr

Latest (2025): $419 · +22.4% YoY. Source: county tax records.