313 Magnolia St · West Columbia, TX 77486

$97,000

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 68 Days on market

Built 1950 Good condition 6,969 sqft lot $93/sqft · 41% below area Est $163k · 41% under

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Why this score? — see what drove the A- 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• 1% rule +8.0/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0

Listing remarks

Located in the heart of West Columbia, this property offers a functional layout, spacious living areas, and plenty of potential to make it your own. The home features comfortable bedrooms and a practical kitchen with ample cabinet space. An attached flex space provides additional room for storage, hobbies, a workshop, or other uses. Situated on a generously sized lot, the property offers flexibility for a variety of needs. Conveniently located near schools, shopping, dining, and local amenities, this property presents an excellent opportunity for homeowners, investors, or those looking for a home with room to personalize. Schedule your private showing today.

Key facts

• 6,969 sq ft lot
• Built 1950
• Listed 67 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $97k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $91k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.6% 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: 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.
• Zoned schools: West Columbia El (math 47% / reading 39%, grade F, #1,283 of 4,322 statewide, top 30%, 709 students, 60% FRL); West Brazos J H (math 34% / reading 32%, grade F, #930 of 1,662 statewide, top 57%, 676 students, 65% FRL); Columbia H S (math 13% / reading 28%, grade F, #1,389 of 1,632 statewide, top 86%, 889 students, 60% FRL).
• Market conditions: 190 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 61d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,960 units permitted in Brazoria County in 2024 (593 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($671 loan paydown + $7k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,180 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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 1950 — 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: 1.30% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.44%
• DSCR: 1.60
• GRM: 6.4

CMA / ARV

• ARV (median comp): $163,134
• List price: $97,000
• Delta: -40.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1118 Woodbine Dr	0.23mi	3/1.0	1,135 (+9%)	9mo	$159,000	$140	68
1112 Dyson Rd	0.19mi	3/1.0	1,085 (+4%)	21mo	$177,000	$163	67
606 S Gray Ave	0.30mi	3/1.0	921 (-12%)	13mo	$169,000	$183	55
610 S Gray Ave	0.29mi	2/1.0 (-1)	1,187 (+14%)	13mo	$159,000	$134	48
114 N 15th St	0.73mi	2/1.0 (-1)	1,107 (+6%)	6mo	$60,000	$54	46
414 Bell St	0.55mi	2/1.0 (-1)	952 (-9%)	10mo	$160,000	$168	46
207 W Jackson St	0.66mi	3/1.0	896 (-14%)	0mo	$40,000	$45	45

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: 29.8%
• Equity multiple: 3.10×
• Total profit: $57,082
• Equity at exit: $71,259

10-year hold

• IRR: 26.8%
• Equity multiple: 6.57×
• Total profit: $151,256
• Equity at exit: $139,187

Cash invested: $27,160 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 1 under contract
• Months of supply: 10.8 mo (9%/mo absorbed)
• Median asking: $148,000 ($148/sqft)
• Median days on market: 105 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +5.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77486

• Home prices YoY: 2.4%
• Active inventory: 190
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,261 high
• Mortgage (P&I): −$509
• Tax from tax record: −$143 /mo · $1,718/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $304

Break-even live

Break-even rent $876

Max offer price $97,000

Occupancy floor 71%

Sensitivity live

Price	-10% $359	-5% $332	+0% $304	+5% $277	+10% $249
Rent	-10% $205	-5% $254	+0% $304	+5% $354	+10% $404
Rate	-1.0pp $353	-0.5pp $329	base $304	+0.5pp $279	+1.0pp $254

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: $24,250
• Closing costs: $2,910
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1106 S Columbia Dr West Columbia, TX	2.0	2.0	1000	$1,250	$1.25	93d	1	0.36mi
1106 S Columbia Dr Apt B West Columbia, TX	2.0	2.0	1000	$1,350	$1.35	93d	1	0.36mi
1124 S Columbia Dr West Columbia, TX	2.0	1.0	1000	$1,150	$1.15	4d	1	0.36mi
321 Jefferson St West Columbia, TX	2.0	1.0	954	$1,200	$1.26	0d	1	0.81mi
136 Ellis Ln Unit C West Columbia, TX	2.0	2.0	900	$1,350	$1.50	60d	1	0.90mi
136 Ellis Ln Unit C West Columbia, TX	2.0	2.0	900	$1,350	$1.50	56d	1	0.90mi
1224 County Road 449 West Columbia, TX	2.0	1.0	850	$1,250	$1.47	93d	1	0.97mi

Property features AI

Finance

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

Exterior

• Utilities: Public water
• Home design: Residential propertyOne-story (first-floor living areas)
• Construction: Built in 1950Wood sidingPillar/Post/Pier foundationComposition roof
• Exterior features: Subdivision lotConcrete road surface

Interior

• Kitchen: Convection ovenDishwasherElectric cooktop
• Bedrooms: Three bedrooms on the first floor (approx. 8 x 11; 12 x 11; 12 x 11)
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Pots & Pan drawersTotal of 4 rooms

Listing history 50 events

1. 2026-08-08
   days on market $97,000 Active 68 DOM
2. 2026-08-06
   days on market $97,000 Active 66 DOM
3. 2026-08-05
   days on market $97,000 Active 65 DOM
4. 2026-08-04
   days on market $97,000 Active 64 DOM
5. 2026-08-03
   days on market $97,000 Active 63 DOM
6. 2026-07-31
   days on market $97,000 Active 60 DOM
7. 2026-07-30
   days on market $97,000 Active 58 DOM
8. 2026-07-28
   days on market $97,000 Active 57 DOM
9. 2026-07-26
   days on market $97,000 Active 55 DOM
10. 2026-07-24
    days on market $97,000 Active 53 DOM
11. 2026-07-23
    days on market $97,000 Active 52 DOM
12. 2026-07-22
    days on market $97,000 Active 51 DOM
13. 2026-07-21
    days on market $97,000 Active 50 DOM
14. 2026-07-20
    days on market $97,000 Active 49 DOM
15. 2026-07-18
    days on market $97,000 Active 47 DOM
16. 2026-07-18
    days on market $97,000 Active 46 DOM
17. 2026-07-16
    days on market $97,000 Active 45 DOM
18. 2026-07-15
    days on market $97,000 Active 44 DOM
19. 2026-07-14
    days on market $97,000 Active 43 DOM
20. 2026-07-13
    days on market $97,000 Active 42 DOM
21. 2026-07-13
    days on market $97,000 Active 41 DOM
22. 2026-07-11
    days on market $97,000 Active 40 DOM
23. 2026-07-10
    days on market $97,000 Active 39 DOM
24. 2026-07-09
    days on market $97,000 Active 38 DOM
25. 2026-07-07
    days on market $97,000 Active 36 DOM
26. 2026-07-06
    days on market $97,000 Active 35 DOM
27. 2026-07-06
    days on market $97,000 Active 34 DOM
28. 2026-07-05
    days on market $97,000 Active 33 DOM
29. 2026-07-03
    days on market $97,000 Active 32 DOM
30. 2026-07-02
    days on market $97,000 Active 31 DOM
31. 2026-07-01
    days on market $97,000 Active 30 DOM
32. 2026-06-30
    days on market $97,000 Active 29 DOM
33. 2026-06-29
    days on market $97,000 Active 28 DOM
34. 2026-06-28
    days on market $97,000 Active 27 DOM
35. 2026-06-27
    days on market $97,000 Active 26 DOM
36. 2026-06-26
    days on market $97,000 Active 25 DOM
37. 2026-06-24
    days on market $97,000 Active 23 DOM
38. 2026-06-22
    days on market $97,000 Active 21 DOM
39. 2026-06-21
    days on market $97,000 Active 20 DOM
40. 2026-06-18
    days on market $97,000 Active 17 DOM
41. 2026-06-17
    days on market $97,000 Active 16 DOM
42. 2026-06-16
    days on market $97,000 Active 15 DOM
43. 2026-06-15
    days on market $97,000 Active 14 DOM
44. 2026-06-13
    days on market $97,000 Active 12 DOM
45. 2026-06-13
    days on market $97,000 Active 11 DOM
46. 2026-06-09
    days on market $97,000 Active 8 DOM
47. 2026-06-08
    days on market $97,000 Active 7 DOM
48. 2026-06-07
    days on market $97,000 Active 6 DOM
49. 2026-06-04
    days on market $97,000 Active 3 DOM
50. 2026-06-03
    days on market $97,000 Active 2 DOM

ⓘ 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: $1,718 · $143/mo
• Projected year-2 tax: $1,775 · $148/mo
• Expected delta: +$58/yr (+$5/mo · 3.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,137
• − Mortgage interest: −$5,434
• − Property taxes: −$1,718
• − Insurance: −$485
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$2,822
• Taxable income: $2,257
• Est. tax owed @ 24.0%: −$542
• After-tax cash flow: $3,110/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $5,220–$15,660 screening

This single-family home in West Columbia, TX, is in good condition with a good layout and potential for cosmetic updates to enhance its curb appeal and resale value.

Components & finishes AI

Flooring tile Counters granite

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace ceiling fans — Improves energy efficiency and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary West Columbia El F TX #1,283/4,322 Nat'l #17,525/41,679 Middle West Brazos J H F TX #930/1,662 Nat'l #8,059/14,009 High Columbia H S F TX #1,389/1,632 Nat'l #13,991/17,239

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

B Composite livability gradescore 70/100

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
• County: Brazoria · 420,414 people
• Metro: Houston-Pasadena-The Woodlands, TX
• Population (ZIP): 7,330
• Household income: $85,182
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 16% of renters

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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%

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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%

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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

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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

Property features AI

Finance

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

Exterior

• Utilities: Public water
• Home design: Residential propertyOne-story (first-floor living areas)
• Construction: Built in 1950Wood sidingPillar/Post/Pier foundationComposition roof
• Exterior features: Subdivision lotConcrete road surface

Interior

• Kitchen: Convection ovenDishwasherElectric cooktop
• Bedrooms: Three bedrooms on the first floor (approx. 8 x 11; 12 x 11; 12 x 11)
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Pots & Pan drawersTotal of 4 rooms

Price history

+252.7% since first listed

13 events — show timeline

• 2026-06-01 Listed $97,000 HARMLS
• 2026-05-29 Coming Soon $97,000 HARMLS
• 2025-12-18 Listing Removed — HARMLS
• 2025-11-13 Relisted — HARMLS
• 2025-11-09 Pending — HARMLS
• 2025-10-03 Price Changed $99,900 HARMLS
• 2025-07-18 Listed $135,000 HARMLS
• 2025-06-26 Listing Removed — HARMLS
• 2024-12-26 Listed $135,000 HARMLS
• 2013-08-26 Sold (Public Records) — Public Records
• 2013-08-23 Sold (MLS) — BCBR
• 2013-08-14 Listed $27,500 BCBR
• 2003-12-29 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,718 · +11.7% YoY. Source: county tax records.