308 Bennett Dr · West Columbia, TX 77486

$155,000

4 bd · 1.0 ba · 1,206 sqft · SingleFamily public records · 70 Days on market

Built 1940 0.31 ac lot $129/sqft · 21% below area Est $196k · 21% under ↓ 8% since listing

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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 +23.4/30.0
• ARV discount +15.0/15.0
• Appreciation +8.8/10.0
• DSCR +7.5/10.0
• 1% rule +6.6/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move-in ready and fully remodeled 4-bedroom, 1-bath home in the heart of West Columbia. Features include granite countertops, wood-look flooring, fresh paint, and an updated kitchen and bath. The garage has been professionally converted into a spacious 4th bedroom. Major updates include roof, HVAC, water heater, breaker box, PEX plumbing, siding, and appliances (many completed in 2021). Large backyard with plenty of room to enjoy and entertain. Conveniently located near shopping, dining, schools, and parks. Buyer’s agent must accompany all showings.

Key facts

• Wood-look flooring
• Updated bath
• Large backyard

Tags

• GRANITE COUNTERTOPS
• WOOD-LOOK FLOORING
• UPDATED KITCHEN
• UPDATED BATH
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.4% in West Columbia — 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 70/100 on livability (#375 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools D, amenities F, commute F.
• Columbia-Brazoria ISD (town): math 35% / reading 33% proficiency, ranked #513 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 145 active listings in the ZIP; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (7.6% local appreciation)).
• Brazoria County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.6% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. Schools are D-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. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 7.2

CMA / ARV

• ARV (median comp): $196,338
• List price: $155,000
• Delta: -21.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
440 W Brazos Ave	0.27mi	3/2.0 (-1)	1,034 (-14%)	2mo	$173,900	$168	53
1118 Woodbine Dr	0.63mi	3/1.0 (-1)	1,135 (-6%)	7mo	$159,000	$140	50
618 S Gray Ave	0.55mi	3/1.0 (-1)	1,241 (+3%)	23mo	$150,000	$121	45
147 Ellis Ln	0.37mi	3/2.0 (-1)	1,303 (+8%)	20mo	$239,900	$184	44
502 E Jackson St	0.69mi	3/1.0 (-1)	1,200 (-0%)	23mo	$145,000	$121	43
1112 Dyson Rd	0.69mi	3/1.0 (-1)	1,085 (-10%)	20mo	$177,000	$163	30

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

Projected returns pro-forma

7.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 2.81×
• Total profit: $78,481
• Equity at exit: $113,867

10-year hold

• IRR: 23.1%
• Equity multiple: 5.94×
• Total profit: $214,250
• Equity at exit: $222,412

Cash invested: $43,400 (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 77486

• Home prices YoY: 2.4%
• Active inventory: 145
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,796 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$255 /mo · $3,062/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $286

Break-even live

Break-even rent $1,434

Max offer price $155,000

Occupancy floor 79%

Sensitivity live

Price	-10% $374	-5% $330	+0% $286	+5% $242	+10% $198
Rent	-10% $144	-5% $215	+0% $286	+5% $357	+10% $428
Rate	-1.0pp $364	-0.5pp $326	base $286	+0.5pp $246	+1.0pp $205

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $155,000 Active 70 DOM
2. 2026-06-17
   days on market $155,000 Active 69 DOM
3. 2026-06-16
   days on market $155,000 Active 68 DOM
4. 2026-06-15
   days on market $155,000 Active 67 DOM
5. 2026-06-13
   days on market $155,000 Active 65 DOM
6. 2026-06-13
   days on market $155,000 Active 64 DOM
7. 2026-06-09
   days on market $155,000 Active 61 DOM
8. 2026-06-08
   days on market $155,000 Active 60 DOM
9. 2026-06-07
   days on market $155,000 Active 59 DOM
10. 2026-06-04
    days on market $155,000 Active 56 DOM
11. 2026-06-03
    days on market $155,000 Active 55 DOM
12. 2026-06-02
    days on market $155,000 Active 54 DOM
13. 2026-06-01
    days on market $155,000 Active 53 DOM
14. 2026-05-31
    days on market $155,000 Active 52 DOM
15. 2026-04-09
    listed $165,000 Active 563-char remark

    Show marketing remark (563 chars)

    Move-in ready and fully remodeled 4-bedroom, 1-bath home in the heart of West Columbia. Features include granite countertops, wood-look flooring, fresh paint, and an updated kitchen and bath. The garage has been professionally converted into a spacious 4th bedroom. Major updates include roof, HVAC, water heater, breaker box, PEX plumbing, siding, and appliances (many completed in 2021). Large backyard with plenty of room to enjoy and entertain. Conveniently located near shopping, dining, schools, and parks. Buyer’s agent must accompany all showings.

16. 2026-02-14
    listed $1,450
17. 2025-03-03
    historical $1,450
18. 2025-02-28
    historical
19. 2025-02-13
    listed $1,450
20. 2025-01-06
    price $160,000
21. 2024-09-15
    price $165,000
22. 2024-08-01
    status Active
23. 2024-07-19
    listed $170,000 Active
24. 2024-07-19
    historical
25. 2024-06-28
    historical
26. 2022-10-13
    historical
27. 2022-10-11
    price $170,000
28. 2022-09-27
    listed $180,000 Active

ⓘ 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: $3,062 · $255/mo
• Projected year-2 tax: $3,062 · $255/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $21,550
• − Mortgage interest: −$8,682
• − Property taxes: −$3,062
• − Insurance: −$775
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$4,509
• Taxable income: $1,073
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $3,176/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: Columbia-Brazoria ISD
• NCES district ID: 4814670
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 33% ▼ -1.00%
• Median HH income: $57,256
• Composite: 30.23/100
• National rank: #6297
• State rank: #513 of 826 in TX

Livability — West Columbia

• Score: 70/100
• State rank: #375
• US rank: #7954

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Columbia, TX
• Population (ZIP): 7,330

Population outlook (Brazoria County) Hauer SSP2

• Today (2025): 420,414 people
• By 2030: 457,585 · +8.8%
• By 2040: 532,232 · +26.6%
• By 2050: 605,399 · +44.0%
• By 2075: 779,358 · +85.4%
• By 2100: 883,759 · +110.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 27% Two or more races 13% Black 10% Native American 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 5% Slovak 3% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 86% English-only · Spanish 12% German/W. Germanic 1%

Political lean MEDSL · Brazoria

• 2024 margin: R (+19.7) · D 39.5% · R 59.2% · Other 1.3%
• 2008→2024 swing: +9.9pp toward D · 2008: -29.6pp · 2024: -19.7pp
• All cycles: 2024: R+19.7 2020: R+18.2 2016: R+24.6 2012: R+34.2 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.63%
• Current HPI: 320.7967
• 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

-8.3% since first listed

14 events — show timeline

• 2026-04-09 Listed $165,000 HARMLS
• 2026-02-14 Listed for Rent $1,450 HARMLS
• 2025-03-03 Rental Removed $1,450 HARMLS
• 2025-02-28 Listing Removed — HARMLS
• 2025-02-13 Listed for Rent $1,450 HARMLS
• 2025-01-06 Price Changed $160,000 HARMLS
• 2024-09-15 Price Changed $165,000 HARMLS
• 2024-08-01 Relisted — HARMLS
• 2024-07-19 Listed $170,000 HARMLS
• 2024-07-19 Listing Removed — HARMLS
• 2024-06-28 Coming Soon — HARMLS
• 2022-10-13 Listing Removed — HARMLS
• 2022-10-11 Price Changed $170,000 HARMLS
• 2022-09-27 Listed $180,000 HARMLS

Property tax history

+5.8%/yr

Latest (2025): $3,062 · -5.7% YoY. Source: county tax records.