2470 State Highway 150 · Coldspring, TX 77331

$239,900

3 bd · 2.0 ba · 1,247 sqft · SingleFamily public records · 43 Days on market

Built 1970 1.02 ac lot $192/sqft · 42% below area Est $413k · 42% under

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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
• Cash flow +10.3/30.0
• DSCR +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy single-story, 3 bedroom home nestled on an acre of land with a small pond in the back. Peaceful, country living with plenty of privacy. Great property to build your dream home. Secluded and quiet, but close to town and major roads. With no restrictions to hold you back, you'll have the freedom to create the home and lifestyle of your dreams. The possibilities are endless with this one!

Key facts

• Granite countertops
• 1.02 acre lot
• Built 1970

Tags

• UNRESTRICTED WOODED ACRES
• UPDATED LAMINATE FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FINISHED SPACE ABOVE STORAGE
• HOME OFFICE HOBBY ROOM

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Residential property
• Construction: Cement siding; Composition roof; Slab foundation; Built in 1970
• Exterior features: Wooded lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: Total of 7 rooms (includes bedrooms and other living spaces)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Dishwasher; Electric range; Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (27.6% below list).
• Recommended offer: $174k (27.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.0% in Coldspring — 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 55/100 on livability (#1,357 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Coldspring-Oakhurst CISD (rural): math 18% / reading 28% proficiency, ranked #732 of 826 in TX (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Street El (449 students, 70% FRL); Lincoln J H (math 14% / reading 28%, grade F, #1,387 of 1,662 statewide, top 85%, 347 students, 58% FRL); Coldspring-Oakhurst H S (math 27% / reading 37%, grade F, #1,044 of 1,632 statewide, top 66%, 496 students, 55% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: 364 active listings in the ZIP; 575 units permitted in San Jacinto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• San Jacinto County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask is 14012% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,807 (27.6% 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 43 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
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: 0.72% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 11.5

CMA / ARV

• ARV (median comp): $413,224
• List price: $239,900
• Delta: -41.94%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.2%
• Equity multiple: 0.30×
• Total profit: $-47,199
• Equity at exit: $35,770

10-year hold

• IRR: -13.3%
• Equity multiple: 0.23×
• Total profit: $-52,012
• Equity at exit: $20,742

Cash invested: $67,172 (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 77331

• Active inventory: 364
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,738 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$145 /mo · $1,736/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-130

Break-even live

Break-even rent $1,902

Max offer price $217,001

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-62	+0% $-130	+5% $-198	+10% $-265
Rent	-10% $-267	-5% $-198	+0% $-130	+5% $-61	+10% $8
Rate	-1.0pp $-9	-0.5pp $-69	base $-130	+0.5pp $-192	+1.0pp $-255

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $239,900 Active 43 DOM
2. 2026-06-19
   days on market $239,900 Active 41 DOM
3. 2026-06-18
   days on market $239,900 Active 40 DOM
4. 2026-06-17
   days on market $239,900 Active 39 DOM
5. 2026-06-16
   days on market $239,900 Active 38 DOM
6. 2026-06-15
   days on market $239,900 Active 37 DOM
7. 2026-06-14
   days on market $239,900 Active 35 DOM
8. 2026-06-13
   pricedays on market $239,900 Active 34 DOM
9. 2026-06-10
   days on market $249,000 Active 32 DOM
10. 2026-06-09
    days on market $249,000 Active 31 DOM
11. 2026-06-08
    days on market $249,000 Active 30 DOM
12. 2026-06-07
    days on market $249,000 Active 29 DOM
13. 2026-06-03
    days on market $249,000 Active 25 DOM
14. 2026-06-02
    days on market $249,000 Active 24 DOM
15. 2026-06-01
    days on market $249,000 Active 23 DOM
16. 2026-05-31
    days on market $249,000 Active 22 DOM
17. 2026-05-30
    days on market $249,000 Active 21 DOM
18. 2026-05-09
    listed $249,000 Active 847-char remark
19. 2023-11-30
    soldstatus Sold 393-char remark

    Show marketing remark (393 chars)

    Cozy single-story, 3 bedroom home nestled on an acre of land with a small pond in the back. Peaceful, country living with plenty of privacy. Great property to build your dream home. Secluded and quiet, but close to town and major roads. With no restrictions to hold you back, you'll have the freedom to create the home and lifestyle of your dreams. The possibilities are endless with this one!

20. 2023-11-20
    status Pending 393-char remark

    Show marketing remark (393 chars)

    Cozy single-story, 3 bedroom home nestled on an acre of land with a small pond in the back. Peaceful, country living with plenty of privacy. Great property to build your dream home. Secluded and quiet, but close to town and major roads. With no restrictions to hold you back, you'll have the freedom to create the home and lifestyle of your dreams. The possibilities are endless with this one!

21. 2023-11-17
    price $115,000 393-char remark

    Show marketing remark (393 chars)

    Cozy single-story, 3 bedroom home nestled on an acre of land with a small pond in the back. Peaceful, country living with plenty of privacy. Great property to build your dream home. Secluded and quiet, but close to town and major roads. With no restrictions to hold you back, you'll have the freedom to create the home and lifestyle of your dreams. The possibilities are endless with this one!

22. 2023-11-02
    status Active 393-char remark

    Show marketing remark (393 chars)

    Cozy single-story, 3 bedroom home nestled on an acre of land with a small pond in the back. Peaceful, country living with plenty of privacy. Great property to build your dream home. Secluded and quiet, but close to town and major roads. With no restrictions to hold you back, you'll have the freedom to create the home and lifestyle of your dreams. The possibilities are endless with this one!

23. 2023-10-27
    status Option Pending 393-char remark

    Show marketing remark (393 chars)

    Cozy single-story, 3 bedroom home nestled on an acre of land with a small pond in the back. Peaceful, country living with plenty of privacy. Great property to build your dream home. Secluded and quiet, but close to town and major roads. With no restrictions to hold you back, you'll have the freedom to create the home and lifestyle of your dreams. The possibilities are endless with this one!

24. 2023-10-24
    price $125,000 393-char remark

    Show marketing remark (393 chars)

    Cozy single-story, 3 bedroom home nestled on an acre of land with a small pond in the back. Peaceful, country living with plenty of privacy. Great property to build your dream home. Secluded and quiet, but close to town and major roads. With no restrictions to hold you back, you'll have the freedom to create the home and lifestyle of your dreams. The possibilities are endless with this one!

25. 2023-09-01
    listed $150,000 Active 393-char remark

    Show marketing remark (393 chars)

    Cozy single-story, 3 bedroom home nestled on an acre of land with a small pond in the back. Peaceful, country living with plenty of privacy. Great property to build your dream home. Secluded and quiet, but close to town and major roads. With no restrictions to hold you back, you'll have the freedom to create the home and lifestyle of your dreams. The possibilities are endless with this one!

26. 1998-03-06
    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: $1,736 · $145/mo
• Projected year-2 tax: $4,390 · $366/mo
• Expected delta: +$2,654/yr (+$221/mo · 152.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $20,857
• − Mortgage interest: −$13,438
• − Property taxes: −$1,736
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$6,979
• Taxable loss: −$5,833
• Est. tax savings @ 24.0%: +$1,400
• After-tax cash flow: $-156/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: Coldspring-Oakhurst CISD
• NCES district ID: 4814520
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $46,916
• Composite: 20.07/100
• National rank: #8653
• State rank: #732 of 826 in TX

Livability — Coldspring

• Score: 55/100
• State rank: #1357
• US rank: #23364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,348

Population outlook (San Jacinto County) Hauer SSP2

• Today (2025): 29,069 people
• By 2030: 29,750 · +2.3%
• By 2040: 30,714 · +5.7%
• By 2050: 31,010 · +6.7%
• By 2075: 31,616 · +8.8%
• By 2100: 29,874 · +2.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 13% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Arabic 1%

Political lean MEDSL · San Jacinto

• 2024 margin: Solid R (+65.3) · D 17.0% · R 82.3%
• 2008→2024 swing: -27.0pp toward R · 2008: -38.3pp · 2024: -65.3pp
• All cycles: 2024: R+65.3 2020: R+61.9 2016: R+58.4 2012: R+48.9 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.98%
• Current HPI: 199.0493
• 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

+59.9% since first listed

11 events — show timeline

• 2026-06-11 Price Changed $239,900 HARMLS
• 2026-05-21 Listed for Rent $1,700 HARMLS
• 2026-05-09 Listed $249,000 HARMLS
• 2023-11-30 Sold (MLS) — HARMLS
• 2023-11-20 Pending — HARMLS
• 2023-11-17 Price Changed $115,000 HARMLS
• 2023-11-02 Relisted — HARMLS
• 2023-10-27 Pending — HARMLS
• 2023-10-24 Price Changed $125,000 HARMLS
• 2023-09-01 Listed $150,000 HARMLS
• 1998-03-06 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,736 · -9.7% YoY. Source: county tax records.