101 Bonnie Creek Dr · Coldspring, TX 77331

$145,000

3 bd · 2.0 ba · 1,880 sqft · SingleFamily public records · 98 Days on market

Built 1992

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Why this score? — see what drove the C+ 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 +25.9/30.0
• 1% rule +8.8/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALLING INVESTORS! This 5.74+- UNRESTRICTED acre property offers outstanding potential.This estate includes a 3-bedroom, 2-bath main home plus a 3-bedroom, 2-bath guest home—ideal for dual living, rental income, or future resale opportunities. The main home features multiple living areas and a large floored attic that could be finished out for added value. Solar panels are already in place, providing energy savings and long-term efficiency. Outside, the property is equipped with two RV hookups (water + electric), adding another revenue stream. It also has utilities (electric, water, sewer) on-site where two mobile homes previously generated rental income—ready for a new investor to maximize. With some updates, this property’s ARV makes it a strong opportunity for cash flow or equity growth. An additional 2 acres is available if more space is desired. This is the perfect project for an investor looking to add value and create multiple income-producing options!

Key facts

• Own pond
• Two-story layout
• Back deck

Tags

• 1.18-ACRE LOT
• OWN POND
• TWO-STORY LAYOUT
• SPACIOUS LIVING ROOM
• LARGE BAY WINDOW
• BACK DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.3% 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: Coldspring-Oakhurst H S (math 27% / reading 37%, grade F, #1,044 of 1,632 statewide, top 66%, 496 students, 55% FRL).
• Market conditions: 362 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k 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 98 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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. 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.
8. 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.
9. 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: 1.38% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.53%
• DSCR: 1.47
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $438,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
469 Robin Creek Rd	0.32mi	3/2.0	1,650 (-12%)	14mo	$385,000	$233	53

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

Projected returns pro-forma

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

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-643
• Equity at exit: $21,620

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $29,330
• Equity at exit: $12,537

Cash invested: $40,600 (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: 362
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$403 /mo · $4,836/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $356

Break-even live

Break-even rent $1,549

Max offer price $145,000

Occupancy floor 77%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 Ripple Creek Dr Coldspring, TX	4.0	2.0	1838	$2,000	$1.09	44d	1	0.27mi

Listing history 26 events

1. 2026-04-13
   soldstatus
2. 2026-03-30
   soldstatus
3. 2026-02-19
   status Pending
4. 2026-01-29
   price $145,000
5. 2026-01-20
   price $150,000
6. 2026-01-06
   price $165,000
7. 2025-11-12
   listed $175,000 Active
8. 2025-11-03
   soldstatus
9. 2025-10-30
   soldstatus Closed 991-char remark

   Show marketing remark (991 chars)

   CALLING INVESTORS! This 5.74+- UNRESTRICTED acre property offers outstanding potential.This estate includes a 3-bedroom, 2-bath main home plus a 3-bedroom, 2-bath guest home—ideal for dual living, rental income, or future resale opportunities. The main home features multiple living areas and a large floored attic that could be finished out for added value. Solar panels are already in place, providing energy savings and long-term efficiency. Outside, the property is equipped with two RV hookups (water + electric), adding another revenue stream. It also has utilities (electric, water, sewer) on-site where two mobile homes previously generated rental income—ready for a new investor to maximize. With some updates, this property’s ARV makes it a strong opportunity for cash flow or equity growth. An additional 2 acres is available if more space is desired. This is the perfect project for an investor looking to add value and create multiple income-producing options!

10. 2025-10-06
    status Pending 991-char remark

    Show marketing remark (991 chars)

    CALLING INVESTORS! This 5.74+- UNRESTRICTED acre property offers outstanding potential.This estate includes a 3-bedroom, 2-bath main home plus a 3-bedroom, 2-bath guest home—ideal for dual living, rental income, or future resale opportunities. The main home features multiple living areas and a large floored attic that could be finished out for added value. Solar panels are already in place, providing energy savings and long-term efficiency. Outside, the property is equipped with two RV hookups (water + electric), adding another revenue stream. It also has utilities (electric, water, sewer) on-site where two mobile homes previously generated rental income—ready for a new investor to maximize. With some updates, this property’s ARV makes it a strong opportunity for cash flow or equity growth. An additional 2 acres is available if more space is desired. This is the perfect project for an investor looking to add value and create multiple income-producing options!

11. 2025-10-03
    listed $220,000 Active 991-char remark

    Show marketing remark (991 chars)

    CALLING INVESTORS! This 5.74+- UNRESTRICTED acre property offers outstanding potential.This estate includes a 3-bedroom, 2-bath main home plus a 3-bedroom, 2-bath guest home—ideal for dual living, rental income, or future resale opportunities. The main home features multiple living areas and a large floored attic that could be finished out for added value. Solar panels are already in place, providing energy savings and long-term efficiency. Outside, the property is equipped with two RV hookups (water + electric), adding another revenue stream. It also has utilities (electric, water, sewer) on-site where two mobile homes previously generated rental income—ready for a new investor to maximize. With some updates, this property’s ARV makes it a strong opportunity for cash flow or equity growth. An additional 2 acres is available if more space is desired. This is the perfect project for an investor looking to add value and create multiple income-producing options!

12. 2025-10-02
    historical
13. 2025-10-01
    price $249,000
14. 2025-08-21
    price $299,000
15. 2025-07-30
    price $320,000
16. 2025-05-27
    price $330,000
17. 2025-05-04
    price $350,000
18. 2025-03-14
    listed $375,000 Active
19. 2025-03-11
    listed $375,000 Active
20. 2024-08-26
    historical
21. 2024-03-16
    listed $325,000 Active
22. 2014-02-28
    soldstatus
23. 2013-11-07
    historical
24. 2013-11-06
    soldstatus
25. 2013-11-06
    soldstatus
26. 2012-12-05
    listed $109,000

ⓘ 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: $4,836 · $403/mo
• Projected year-2 tax: $4,836 · $403/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 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: $24,000
• − Mortgage interest: −$8,122
• − Property taxes: −$4,836
• − Insurance: −$725
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$4,218
• Taxable income: $2,259
• Est. tax owed @ 24.0%: −$542
• After-tax cash flow: $3,732/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

+33.0% since first listed

26 events — show timeline

• 2026-04-13 Sold (Public Records) — Public Records
• 2026-03-30 Sold (Public Records) — Public Records
• 2026-02-19 Pending — HARMLS
• 2026-01-29 Price Changed $145,000 HARMLS
• 2026-01-20 Price Changed $150,000 HARMLS
• 2026-01-06 Price Changed $165,000 HARMLS
• 2025-11-12 Listed $175,000 HARMLS
• 2025-11-03 Sold (Public Records) — Public Records
• 2025-10-30 Sold (MLS) — HARMLS
• 2025-10-06 Pending — HARMLS
• 2025-10-03 Listed $220,000 HARMLS
• 2025-10-02 Listing Removed — HARMLS
• 2025-10-01 Price Changed $249,000 HARMLS
• 2025-08-21 Price Changed $299,000 HARMLS
• 2025-07-30 Price Changed $320,000 HARMLS
• 2025-05-27 Price Changed $330,000 HARMLS
• 2025-05-04 Price Changed $350,000 HARMLS
• 2025-03-14 Listed $375,000 BCSRMLS
• 2025-03-11 Listed $375,000 HARMLS
• 2024-08-26 Listing Removed — HARMLS
• 2024-03-16 Listed $325,000 HARMLS
• 2014-02-28 Sold (Public Records) — Public Records
• 2013-11-07 Listing Removed — HARMLS
• 2013-11-06 Sold (Public Records) — Public Records
• 2013-11-06 Sold (MLS) — HARMLS
• 2012-12-05 Listed $109,000 HARMLS

Property tax history

+6.0%/yr

Latest (2025): $4,836 · +1.3% YoY. Source: county tax records.