2610 County Road 131 · Amherst, TX 79339

$95,000

3 bd · 1.0 ba · 1,347 sqft · SingleFamily · 11 Days on market

Built 1960 Good condition 1.80 ac lot

---

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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0

Listing remarks

Bring your boots and settle into COUNTRY LIVING at this 3 bedroom, 1 bath ranchette, sitting on approximately 1.8 acres west of Littlefield where you will enjoy beautiful views right off your front porch! This bunkhouse-style home also offers a kitchen/dining combo, spacious living area and laundry room with a cellar. This property is fenced and setup for livestock or horse enthusiasts with a barn and round pen already in place. Plenty of open space for gardening, animals or simply enjoying the peaceful rural setting. Perfect setup if you are looking for a weekend place to getaway, home to use during hunting season, investment property or a small horse property. Home has a newly installed h

Key facts

• Barn
• Spacious living area
• Laundry room

Tags

• KITCHEN DINING COMBO
• SPACIOUS LIVING AREA
• LAUNDRY ROOM
• FENCED
• SETUP FOR LIVESTOCK
• BARN

Property features AI

Finance

• Other: Horses allowed with barn, hay storage, pasture and round pen; Other equipment: contact listing agent

Exterior

• Parking: Attached carport; One carport space
• Security: 24-hour security; Closed-circuit cameras
• Utilities: Private well water; Water connected; Cesspool sewer; Sewer connected; Electricity connected; Natural gas connected; Natural gas available
• Home design: Single-family residence; Residential property; Fixer condition
• Construction: Brick construction; Metal roof; Pillar/post/pier foundation; Built on a 1.8-acre lot
• Exterior features: Covered front and side porches; Full fenced yard with barbed wire; Barn(s) and outbuilding

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Total of 5 rooms (includes bedrooms and living areas)
• Flooring: Hardwood floors; Vinyl floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Electric cooling; Ceiling fans
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer/Dryer listed among appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads 64/100 on livability (#767 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, employment D, amenities F.
• Littlefield ISD (town): math 34% / reading 37% proficiency, ranked #527 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Littlefield J H (math 37% / reading 34%, grade F, #827 of 1,662 statewide, top 51%, 275 students, 74% FRL); Littlefield H S (math 37% / reading 47%, grade F, #730 of 1,632 statewide, top 47%, 364 students, 63% FRL) — zoned schools at 69% FRL track the district average.
• Market conditions: 45 active listings in the ZIP.

Forward outlook

• In year one you build about $159 of equity ($657 loan paydown + $-498 appreciation (-0.5% local appreciation)).
• Lamb County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $95,000

Questions for the listing agent

1. Built in 1960 — 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 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?
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: 1.33% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.42%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.63×
• Total profit: $16,698
• Equity at exit: $25,123

10-year hold

• IRR: 18.8%
• Equity multiple: 2.98×
• Total profit: $52,563
• Equity at exit: $28,298

Cash invested: $26,600 (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 79339

• Home prices YoY: -0.4%
• Active inventory: 45
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $342

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 68%

Sensitivity live

Price	-10% $407	-5% $375	+0% $342	+5% $309	+10% $276
Rent	-10% $242	-5% $292	+0% $342	+5% $392	+10% $442
Rate	-1.0pp $390	-0.5pp $366	base $342	+0.5pp $317	+1.0pp $292

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-10
   statusdays on market $95,000 Pending 11 DOM
2. 2026-06-08
   days on market $95,000 Active 10 DOM
3. 2026-06-08
   days on market $95,000 Active 9 DOM
4. 2026-06-07
   days on market $95,000 Active 8 DOM
5. 2026-06-03
   days on market $95,000 Active 5 DOM
6. 2026-06-02
   days on market $95,000 Active 4 DOM
7. 2026-06-01
   days on market $95,000 Active 3 DOM
8. 2026-05-31
   days on market $95,000 Active 2 DOM
9. 2026-05-29
   listed $95,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,165
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$2,764
• Taxable income: $2,754
• Est. tax owed @ 24.0%: −$661
• After-tax cash flow: $3,441/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 · 13 photos

Good 75/100 Cosmetic rehab

This 3-bedroom ranchette is in good condition with a good roof and stable structure. It has potential for increased value through cosmetic updates to the kitchen, bathroom, and exterior, as well as landscaping improvements.

Repairs flagged

• Minor kitchen cabinets — Worn wooden cabinets need updating.
• Minor bathroom fixtures — Standard fixtures could be replaced with more modern ones.
• Minor landscaping — Overgrown areas need trimming and some plants could be added for better curb appeal.
• Minor fence — No visible damage, but could be painted or repaired for a more polished look.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and can increase both resale and rental value.
• Both Replace kitchen cabinets — Modernizes the kitchen and can increase both resale and rental value.
• Both Update bathroom fixtures — Modernizes the bathroom and can increase both resale and rental value.
• Both Trim landscaping — Improves curb appeal and can increase both resale and rental value.
• Both Paint fence — Enhances the overall appearance and can increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn wooden cabinets need updating.	Minor	$500–3,000
bathroom fixtures · Standard fixtures could be replaced with more modern ones.	Minor	$500–3,000
landscaping · Overgrown areas need trimming and some plants could be added for better curb appeal.	Minor	$500–3,000
fence · No visible damage, but could be painted or repaired for a more polished look.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Replace kitchen cabinets — Modernizes the kitchen and can increase both resale and rental value. ↑
• Both Update bathroom fixtures — Modernizes the bathroom and can increase both resale and rental value. ↑
• Both Trim landscaping — Improves curb appeal and can increase both resale and rental value. ↑
• Both Paint fence — Enhances the overall appearance and can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Littlefield ISD
• NCES district ID: 4827750
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,900
• Composite: 29.51/100
• National rank: #6503
• State rank: #527 of 826 in TX

Livability — Amherst

• Score: 64/100
• State rank: #767
• US rank: #14007

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,707

Population outlook (Lamb County) Hauer SSP2

• Today (2025): 12,357 people
• By 2030: 11,878 · -3.9%
• By 2040: 10,950 · -11.4%
• By 2050: 9,929 · -19.6%
• By 2075: 7,355 · -40.5%
• By 2100: 4,603 · -62.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 53% White 41% Two or more races 17% Black 4%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Italian 1% Slovak 1% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 65% English-only · Spanish 35%

Political lean MEDSL · Lamb

• 2024 margin: Solid R (+64.3) · D 17.6% · R 81.9%
• 2008→2024 swing: -15.9pp toward R · 2008: -48.4pp · 2024: -64.3pp
• All cycles: 2024: R+64.3 2020: R+60.8 2016: R+58.1 2012: R+50.3 2008: R+48.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.52%
• Current HPI: 140.3662
• 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

1 event — show timeline

• 2026-05-29 Listed $95,000 LARMLS