304 SW 4th St · Dimmitt, TX 79027

$119,900

4 bd · 2.0 ba · 1,984 sqft · SingleFamily public records · 23 Days on market

Built 1972

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Appreciation +4.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Are you looking for a home with a separate entrance for your small business or private office? This could be the perfect fit. Featuring a wide front driveway, a spacious fenced backyard, and generously sized living areas and bedrooms, this property offers both comfort and flexibility. The separate entry door creates an ideal setup for a home-based business, studio, guest suite, or workspace. Owner financing may be available.

Key facts

• Separate entrance
• Wide front driveway
• Built 1972

Tags

• SEPARATE ENTRANCE
• WIDE FRONT DRIVEWAY
• SPACIOUS FENCED BACKYARD
• GENEROUSLY SIZED LIVING AREAS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Frame construction
• Construction: Frame construction
• Exterior features: No pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No central cooling; Ceiling fan(s) for cooling
• Interior features: Ceiling fans; Gas water heater; No fireplace
• Laundry & utility: Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#620 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Dimmitt ISD (town): math 29% / reading 28% proficiency, ranked #672 of 826 in TX (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• In year one you build about $99 of equity ($829 loan paydown + $-730 appreciation (-0.6% local appreciation)).
• Castro County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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: 1.14% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.94%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.27×
• Total profit: $9,050
• Equity at exit: $31,210

10-year hold

• IRR: 11.8%
• Equity multiple: 2.21×
• Total profit: $40,475
• Equity at exit: $34,747

Cash invested: $33,572 (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 79027

• Home prices YoY: -0.7%
• Active inventory: 16
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $250

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 77%

Sensitivity live

Price	-10% $333	-5% $291	+0% $250	+5% $209	+10% $167
Rent	-10% $142	-5% $196	+0% $250	+5% $304	+10% $358
Rate	-1.0pp $310	-0.5pp $281	base $250	+0.5pp $219	+1.0pp $187

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $119,900 Active 23 DOM
2. 2026-06-18
   days on market $119,900 Active 21 DOM
3. 2026-06-09
   days on market $119,900 Active 20 DOM
4. 2026-06-08
   days on market $119,900 Active 19 DOM
5. 2026-06-08
   days on market $119,900 Active 18 DOM
6. 2026-06-05
   days on market $119,900 Active 16 DOM
7. 2026-06-03
   days on market $119,900 Active 14 DOM
8. 2026-06-02
   days on market $119,900 Active 13 DOM
9. 2026-06-01
   days on market $119,900 Active 12 DOM
10. 2026-05-31
    days on market $119,900 Active 11 DOM
11. 2026-05-20
    listed $119,900 Active
12. 2026-02-10
    soldstatus

ⓘ 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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,385
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$3,488
• Taxable income: $1,161
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $2,722/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: Dimmitt ISD
• NCES district ID: 4817160
• Math proficiency: 29% ▼ -12.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $37,036
• Composite: 23.73/100
• National rank: #7826
• State rank: #672 of 826 in TX

Livability — Dimmitt

• Score: 66/100
• State rank: #620
• US rank: #11840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dimmitt, TX
• Population (ZIP): 4,789

Population outlook (Castro County) Hauer SSP2

• Today (2025): 6,920 people
• By 2030: 6,563 · -5.2%
• By 2040: 5,855 · -15.4%
• By 2050: 5,185 · -25.1%
• By 2075: 3,763 · -45.6%
• By 2100: 2,544 · -63.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 33% White 25% Asian 2%
• Hispanic origin (detail): Mexican 56% Puerto Rican 1%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 12% · Canada
• Languages at home: 43% English-only · Spanish 54% Tagalog/Filipino 2%

Political lean MEDSL · Castro

• 2024 margin: Solid R (+58.2) · D 20.7% · R 78.9%
• 2008→2024 swing: -21.4pp toward R · 2008: -36.8pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+54.5 2016: R+44.4 2012: R+39.6 2008: R+36.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.61%
• Current HPI: 89.9612
• 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

2 events — show timeline

• 2026-05-20 Listed $119,900 AARMLS
• 2026-02-10 Sold (Public Records) — Public Records

Property tax history

-17.1%/yr

Latest (2025): $110 · -88.6% YoY. Source: county tax records.