313 Magnolia St · West Columbia, TX 77486

$97,000

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 20 Days on market

Built 1950 Est $146k · 34% 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• 1% rule +8.5/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

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

• Built 1950
• Listed 19 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $340 ($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: $96k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: 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: 145 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 20 days — a 2% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $38k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $95,545 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.35% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.02%
• DSCR: 1.67
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $146,160
• Comps found: 7

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%)	7mo	$159,000	$140	69
1112 Dyson Rd	0.19mi	3/1.0	1,085 (+4%)	20mo	$177,000	$163	68
606 S Gray Ave	0.30mi	3/1.0	921 (-12%)	12mo	$169,000	$183	56
610 S Gray Ave	0.29mi	2/1.0 (-1)	1,187 (+14%)	11mo	$159,000	$134	49
114 N 15th St	0.73mi	2/1.0 (-1)	1,107 (+6%)	4mo	$60,000	$54	48
414 Bell St	0.55mi	2/1.0 (-1)	952 (-9%)	9mo	$160,000	$168	47
502 E Jackson St	0.47mi	3/1.0	1,200 (+15%)	23mo	$145,000	$121	34

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: 31.0%
• Equity multiple: 3.19×
• Total profit: $59,359
• Equity at exit: $71,259

10-year hold

• IRR: 27.9%
• Equity multiple: 6.75×
• Total profit: $156,171
• 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 →

ZIP-level market 77486

• Home prices YoY: 2.4%
• Active inventory: 145
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,307 high
• Mortgage (P&I): −$509
• Tax from tax record: −$143 /mo · $1,718/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $340

Break-even live

Break-even rent $876

Max offer price $97,000

Occupancy floor 69%

Sensitivity live

Price	-10% $395	-5% $367	+0% $340	+5% $313	+10% $285
Rent	-10% $237	-5% $288	+0% $340	+5% $392	+10% $443
Rate	-1.0pp $389	-0.5pp $365	base $340	+0.5pp $315	+1.0pp $289

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
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1106 S Columbia Dr Apt B West Columbia, TX	2.0	2.0	1000	$1,350	$1.35	45d	1	0.36mi
1106 S Columbia Dr West Columbia, TX	2.0	2.0	1000	$1,250	$1.25	45d	1	0.36mi
136 Ellis Ln Unit C West Columbia, TX	2.0	2.0	900	$1,350	$1.50	13d	1	0.90mi
136 Ellis Ln Unit C West Columbia, TX	2.0	2.0	900	$1,350	$1.50	8d	1	0.90mi
1224 County Road 449 West Columbia, TX	2.0	1.0	850	$1,250	$1.47	45d	1	0.97mi

Listing history 15 events

1. 2026-06-21
   days on market $97,000 Active 20 DOM
2. 2026-06-18
   days on market $97,000 Active 17 DOM
3. 2026-06-17
   days on market $97,000 Active 16 DOM
4. 2026-06-16
   days on market $97,000 Active 15 DOM
5. 2026-06-15
   days on market $97,000 Active 14 DOM
6. 2026-06-13
   days on market $97,000 Active 12 DOM
7. 2026-06-13
   days on market $97,000 Active 11 DOM
8. 2026-06-09
   days on market $97,000 Active 8 DOM
9. 2026-06-08
   days on market $97,000 Active 7 DOM
10. 2026-06-07
    days on market $97,000 Active 6 DOM
11. 2026-06-04
    days on market $97,000 Active 3 DOM
12. 2026-06-03
    days on market $97,000 Active 2 DOM
13. 2026-06-02
    statusdays on market $97,000 Active 1 DOM
14. 2026-06-01
    days on market $97,000 Coming Soon 3 DOM
15. 2026-05-31
    days on market $97,000 Coming Soon 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 1/10 Low FEMA zone X (unshaded) · 0% 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: $15,680
• − Mortgage interest: −$5,434
• − Property taxes: −$1,718
• − Insurance: −$485
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$2,822
• Taxable income: $2,713
• Est. tax owed @ 24.0%: −$651
• After-tax cash flow: $3,429/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

+252.7% since first listed

12 events — show timeline

• 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.