221 E 10th St · Colorado City, TX 79512

$88,000

2 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 58 Days on market

Built 1937 5,227 sqft lot $73/sqft · 145% above area

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +7.2/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 2 bed, 2 bath brick home in town offering 1200 sq ft of well-kept, updated living space! Features tile & wood vinyl flooring throughout, a cozy living room with wood-burning fireplace, and a spacious kitchen with eat-in bar. Large dining area can double as a den. Two generous sized bedrooms and full bathrooms. Includes 1-car carport a 1-car garage with electricity and water-perfect for converting into an income-producing apartment. Don't miss this cute, move-in ready home at a great price!

Key facts

• Wood vinyl flooring
• Spacious kitchen
• Eat-in bar

Tags

• BRICK HOME
• TILE FLOORING
• WOOD VINYL FLOORING
• WOOD-BURNING FIREPLACE
• SPACIOUS KITCHEN
• EAT-IN BAR

Property features AI

Exterior

• Parking: 1-car garage; 1-car carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Brick veneer construction
• Exterior features: Metal roof

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Cooling provided by ceiling fans and window units
• Interior features: Wood-burning fireplace; Ceiling fan(s); Window unit(s) for cooling
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#355 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• Colorado ISD (town): math 37% / reading 34% proficiency, ranked #508 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Colorado H S (math 44% / reading 44%, grade F, #652 of 1,632 statewide, top 43%, 227 students, 65% FRL).
• Market conditions: 86 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($608 loan paydown + $4k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,360 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.24% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.84%
• DSCR: 1.44
• GRM: 6.7

CMA / ARV

• ARV (median comp): $35,885
• List price: $88,000
• Delta: 145.23%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 Pine St	0.37mi	2/1.0	1,036 (-14%)	14mo	$36,550	$35	44

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

Projected returns pro-forma

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

5-year hold

• IRR: 19.9%
• Equity multiple: 2.22×
• Total profit: $30,068
• Equity at exit: $46,543

10-year hold

• IRR: 20.2%
• Equity multiple: 4.31×
• Total profit: $81,471
• Equity at exit: $77,703

Cash invested: $24,640 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$160 /mo · $1,925/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $202

Break-even live

Break-even rent $834

Max offer price $88,000

Occupancy floor 76%

Sensitivity live

Price	-10% $252	-5% $227	+0% $202	+5% $177	+10% $152
Rent	-10% $116	-5% $159	+0% $202	+5% $245	+10% $288
Rate	-1.0pp $246	-0.5pp $224	base $202	+0.5pp $179	+1.0pp $156

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $88,000 Active 58 DOM
2. 2026-06-18
   days on market $88,000 Active 56 DOM
3. 2026-06-17
   days on market $88,000 Active 55 DOM
4. 2026-06-16
   days on market $88,000 Active 54 DOM
5. 2026-06-15
   days on market $88,000 Active 53 DOM
6. 2026-06-13
   days on market $88,000 Active 51 DOM
7. 2026-06-12
   days on market $88,000 Active 50 DOM
8. 2026-06-09
   days on market $88,000 Active 47 DOM
9. 2026-06-08
   days on market $88,000 Active 46 DOM
10. 2026-06-08
    days on market $88,000 Active 45 DOM
11. 2026-06-05
    days on market $88,000 Active 43 DOM
12. 2026-06-03
    days on market $88,000 Active 41 DOM
13. 2026-06-02
    days on market $88,000 Active 40 DOM
14. 2026-06-01
    days on market $88,000 Active 39 DOM
15. 2026-05-31
    days on market $88,000 Active 38 DOM
16. 2026-04-22
    listed $88,000 Active 509-char remark
17. 2023-06-08
    soldstatus
18. 2018-10-29
    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: $1,925 · $160/mo
• Projected year-2 tax: $1,925 · $160/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $13,071
• − Mortgage interest: −$4,929
• − Property taxes: −$1,925
• − Insurance: −$440
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$2,560
• Taxable income: $1,126
• Est. tax owed @ 24.0%: −$270
• After-tax cash flow: $2,154/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: Colorado ISD
• NCES district ID: 4814640
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $46,054
• Composite: 30.41/100
• National rank: #6249
• State rank: #508 of 826 in TX

Livability — Colorado City

• Score: 70/100
• State rank: #355
• US rank: #7722

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colorado City, TX
• 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

3 events — show timeline

• 2026-04-22 Listed $88,000 PBBOR
• 2023-06-08 Sold (Public Records) — Public Records
• 2018-10-29 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,925 · -5.5% YoY. Source: county tax records.