2239 Lois Ln · Lake Colorado City, TX 79512

$59,999

2 bd · 1.0 ba · 928 sqft · SingleFamily public records · 207 Days on market

Built 1950 9,530 sqft lot

---

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 +7.5/15.0
• Appreciation +7.2/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

LAKE FRONTAGE! We just listed this small lake front home in Colorado City! It is located in the Lake Colorado City area and a short drive to the Lake Colorado City State Park. This home has frontage RIGHT ON THE LAKE. It is being sold AS IS but has a lot of potential. WE MAKE IT EASY TO OWN. If you are a fisherman this is your great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Lake frontage
• Right on the lake
• 9,530 sq ft lot

Tags

• LAKE FRONTAGE
• RIGHT ON THE LAKE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($944 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#782 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Westbrook ISD (rural): math 50% / reading 45% proficiency, ranked #429 of 1,141 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 86 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($415 loan paydown + $3k appreciation (4.4% local appreciation)).
• Mitchell County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 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 1950 — 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. 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 F-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.57% ✓
• Cap rate: 13.59%
• Cash-on-cash: 26.05%
• DSCR: 2.16
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 2.61×
• Total profit: $27,024
• Equity at exit: $31,733

10-year hold

• IRR: 26.0%
• Equity multiple: 5.15×
• Total profit: $69,735
• Equity at exit: $52,978

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 79512

• Home prices YoY: 4.6%
• Active inventory: 86
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $944 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$42 /mo · $499/yr
• Insurance: −$25
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $240

Break-even live

Break-even rent $641

Max offer price $59,999

Occupancy floor 70%

Sensitivity live

Price	-10% $273	-5% $257	+0% $240	+5% $223	+10% $206
Rent	-10% $165	-5% $202	+0% $240	+5% $277	+10% $314
Rate	-1.0pp $270	-0.5pp $255	base $240	+0.5pp $224	+1.0pp $208

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: —

Listing history 19 events

1. 2026-06-21
   days on market $59,999 Pending 207 DOM
2. 2026-06-21
   days on market $59,999 Pending 206 DOM
3. 2026-06-18
   days on market $59,999 Pending 204 DOM
4. 2026-06-17
   days on market $59,999 Pending 203 DOM
5. 2026-06-16
   days on market $59,999 Pending 202 DOM
6. 2026-06-15
   days on market $59,999 Pending 201 DOM
7. 2026-06-15
   days on market $59,999 Pending 200 DOM
8. 2026-06-13
   days on market $59,999 Pending 199 DOM
9. 2026-06-12
   days on market $59,999 Pending 198 DOM
10. 2026-06-09
    days on market $59,999 Pending 195 DOM
11. 2026-06-08
    statusdays on market $59,999 Pending 194 DOM
12. 2026-06-08
    days on market $59,999 Active 193 DOM
13. 2026-06-05
    days on market $59,999 Active 191 DOM
14. 2026-06-03
    days on market $59,999 Active 189 DOM
15. 2026-06-02
    days on market $59,999 Active 188 DOM
16. 2026-06-01
    days on market $59,999 Active 187 DOM
17. 2026-05-31
    days on market $59,999 Active 186 DOM
18. 2025-11-26
    listed $59,999 Active 519-char remark

    Show marketing remark (519 chars)

    LAKE FRONTAGE! We just listed this small lake front home in Colorado City! It is located in the Lake Colorado City area and a short drive to the Lake Colorado City State Park. This home has frontage RIGHT ON THE LAKE. It is being sold AS IS but has a lot of potential. WE MAKE IT EASY TO OWN. If you are a fisherman this is your great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

19. 2018-02-23
    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: $499 · $42/mo
• Projected year-2 tax: $1,098 · $91/mo
• Expected delta: +$599/yr (+$50/mo · 119.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,332
• − Mortgage interest: −$3,361
• − Property taxes: −$499
• − Insurance: −$1,802
• − Repairs & maintenance: −$907
• − Management: −$907
• − Depreciation: −$1,745
• Taxable income: $2,110
• Est. tax owed @ 24.0%: −$506
• After-tax cash flow: $2,368/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: Westbrook ISD
• NCES district ID: 4845210
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $51,806
• Composite: 43.02/100
• National rank: #6658
• State rank: #429 of 1141 in TX

Livability — Lake Colorado City

• Score: 64/100
• State rank: #782
• US rank: #14249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Colorado City, TX
• City population: 7,672
• Population (ZIP): 7,672

Population outlook (Mitchell County) Hauer SSP2

• Today (2025): 8,476 people
• By 2030: 8,723 · +2.9%
• By 2040: 9,046 · +6.7%
• By 2050: 9,200 · +8.5%
• By 2075: 8,936 · +5.4%
• By 2100: 7,978 · -5.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 37% Two or more races 20% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 80% English-only · Spanish 18% Tagalog/Filipino 1%

Political lean MEDSL · Mitchell

• 2024 margin: Solid R (+71.3) · D 14.0% · R 85.3%
• 2008→2024 swing: -20.8pp toward R · 2008: -50.5pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+68.8 2016: R+65.2 2012: R+52.7 2008: R+50.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.37%
• Current HPI: 99.8822
• 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

2 events — show timeline

• 2025-11-26 Listed $59,999 HARMLS
• 2018-02-23 Sold (Public Records) — Public Records

Property tax history

-3.7%/yr

Latest (2025): $499 · -31.6% YoY. Source: county tax records.