504 Camp St · Columbus, TX 78935

$140,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 115 Days on market

Built 1947 6,098 sqft lot $154/sqft · 11% above area Est $127k · 11% over

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Appreciation +4.7/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• ARV discount +2.8/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a three bedroom one bath house. There are no restrictions in Alleyton. The house can be modified without any permits. Buyers will be responsible for paying for the survey. All items in the house will be sold with the house.

Key facts

• 6,098 sq ft lot
• Parking
• Built 1947

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 2.4% in Columbus — 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 71/100 on livability (#295 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Columbus ISD (town): math 34% / reading 34% proficiency, ranked #531 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Columbus El (math 35% / reading 32%, grade F, #2,174 of 4,322 statewide, top 51%, 760 students, 68% FRL); Columbus J H (math 34% / reading 34%, grade F, #892 of 1,662 statewide, top 55%, 333 students, 62% FRL); Columbus H S (math 32% / reading 42%, grade F, #897 of 1,632 statewide, top 57%, 505 students, 52% FRL).
• Market conditions: 12 active listings in the ZIP; 29 units permitted in Colorado County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $74 of equity ($968 loan paydown + $-894 appreciation (-0.6% local appreciation)).
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 12.39%
• Cash-on-cash: 21.76%
• DSCR: 1.97
• GRM: 5.9

CMA / ARV

• ARV (median comp): $126,661
• List price: $140,000
• Delta: 10.53%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Live Oak St	0.09mi	2/1.0 (-1)	936 (+3%)	14mo	$129,000	$138	75

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 1.94×
• Total profit: $36,984
• Equity at exit: $36,239

10-year hold

• IRR: 25.2%
• Equity multiple: 3.66×
• Total profit: $104,137
• Equity at exit: $40,179

Cash invested: $39,200 (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 78935

• Home prices YoY: -0.6%
• Active inventory: 12
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $711

Break-even live

Break-even rent $1,076

Max offer price $140,000

Occupancy floor 59%

Sensitivity live

Price	-10% $790	-5% $750	+0% $711	+5% $671	+10% $632
Rent	-10% $555	-5% $633	+0% $711	+5% $789	+10% $867
Rate	-1.0pp $781	-0.5pp $746	base $711	+0.5pp $674	+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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $140,000 Active 115 DOM
2. 2026-06-21
   days on market $140,000 Active 114 DOM
3. 2026-06-21
   days on market $140,000 Active 113 DOM
4. 2026-06-18
   days on market $140,000 Active 111 DOM
5. 2026-06-17
   days on market $140,000 Active 110 DOM
6. 2026-06-16
   days on market $140,000 Active 109 DOM
7. 2026-06-15
   days on market $140,000 Active 108 DOM
8. 2026-06-13
   days on market $140,000 Active 106 DOM
9. 2026-06-12
   days on market $140,000 Active 105 DOM
10. 2026-06-09
    days on market $140,000 Active 102 DOM
11. 2026-06-08
    days on market $140,000 Active 101 DOM
12. 2026-06-08
    days on market $140,000 Active 100 DOM
13. 2026-06-05
    days on market $140,000 Active 98 DOM
14. 2026-06-03
    days on market $140,000 Active 96 DOM
15. 2026-06-02
    days on market $140,000 Active 95 DOM
16. 2026-06-01
    days on market $140,000 Active 94 DOM
17. 2026-05-31
    days on market $140,000 Active 93 DOM
18. 2026-02-26
    listed $170,000 Active 231-char remark

    Show marketing remark (231 chars)

    This is a three bedroom one bath house. There are no restrictions in Alleyton. The house can be modified without any permits. Buyers will be responsible for paying for the survey. All items in the house will be sold with the house.

19. 1994-10-15
    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: $688 · $57/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$1,874/yr (+$156/mo · 272.6%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,705
• − Mortgage interest: −$7,842
• − Property taxes: −$688
• − Insurance: −$700
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$4,073
• Taxable income: $6,610
• Est. tax owed @ 24.0%: −$1,586
• After-tax cash flow: $6,943/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: Columbus ISD
• NCES district ID: 4814700
• Math proficiency: 34% ▼ -20.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $46,130
• Composite: 29.16/100
• National rank: #6578
• State rank: #531 of 826 in TX

Livability — Columbus

• Score: 71/100
• State rank: #295
• US rank: #6751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,833
• Population (ZIP): 650

Population outlook (Colorado County) Hauer SSP2

• Today (2025): 20,932 people
• By 2030: 20,803 · -0.6%
• By 2040: 20,518 · -2.0%
• By 2050: 20,325 · -2.9%
• By 2075: 20,086 · -4.0%
• By 2100: 18,228 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 31% Native American 8% Black 4% Two or more races 3%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Serbian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 21% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Colorado

• 2024 margin: Solid R (+57.2) · D 21.1% · R 78.3%
• 2008→2024 swing: -17.9pp toward R · 2008: -39.4pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+50.6 2016: R+51.2 2012: R+49.3 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.64%
• Current HPI: 104.2278
• 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

• 2026-02-26 Listed $170,000 HARMLS
• 1994-10-15 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $688 · +18.9% YoY. Source: county tax records.