618 Hickory St · Levelland, TX 79336

$199,000

2 bd · 2.0 ba · 1,633 sqft · SingleFamily public records · 12 Days on market

Built 1996 8,189 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Cash flow +3.2/30.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Custom built garden home. Many features not found in the others in the area. 2/2/2 with 2 patio areas. Fireplace, pantry, garden tub with jets, skylights, rear entry garage. Apx 1781 sq ft (builder's data) taxes: $1365 OA HS $3321 NHS

Key facts

• His-and-hers closets
• Garden home
• Flex space

Tags

• GARDEN HOME
• ORIGINAL FINISHES
• FLEX SPACE
• COZY FIREPLACE
• HIS-AND-HERS CLOSETS
• JETTED TUB

Property features AI

Finance

• Other: Property type: Residential single family residence; Other equipment: None
• Financial info: Financial details not provided
• HOA & community: Street lights in the community

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Garage faces rear; Garage door opener
• Security: Smoke detectors; Owned security system
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected/available; Water connected; Sewer connected
• Home design: Single family residence; Single-story; Zero lot line; City street frontage; Paved public-maintained road
• Construction: Brick construction; Composition roof; Slab foundation; Built year not specified
• Exterior features: Private yard; Rain gutters; Storage shed(s); Side porch; Patio; Fenced backyard with brick and wood fencing; Shed(s)

Interior

• Kitchen: Cooktop; Electric cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator; Breakfast bar; Pantry
• Bedrooms: Bedrooms information not specifically listed
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Natural gas heating; Fireplace(s); Central air; Ceiling fan(s)
• Interior features: Breakfast bar; Built-in bookcases; Crown molding; Double vanity; His and hers closets; Pantry; Soaking tub; Storage; Walk-in closet(s); Skylight(s); Window coverings; Gas log fireplace in living room
• Laundry & utility: Laundry room with washer and dryer hookups; Electric dryer hookup; Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-632 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (44.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (39.3% below list).
• Recommended offer: $110k (44.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#274 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F, employment F.
• Levelland ISD (town): math 33% / reading 32% proficiency, ranked #566 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Capitol El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 297 students, 76% FRL); Levelland Middle (math 32% / reading 31%, grade F, #997 of 1,662 statewide, top 61%, 622 students, 79% FRL); Levelland H S (math 67% / reading 55%, grade C+, #258 of 1,632 statewide, top 16%, 745 students, 67% FRL).
• Market conditions: 120 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7 units permitted in Hockley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Hockley County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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: property tax is 2.8% of price.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,305 (44.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.61% ✗
• Cap rate: 2.48%
• Cash-on-cash: -13.60%
• DSCR: 0.39
• GRM: 13.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -41.8%
• Equity multiple: -0.30×
• Total profit: $-72,327
• Equity at exit: $29,672

10-year hold

• IRR: -69.2%
• Equity multiple: -1.05×
• Total profit: $-114,180
• Equity at exit: $17,206

Cash invested: $55,720 (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 79336

• Active inventory: 120
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$460 /mo · $5,515/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-632

Break-even live

Break-even rent $2,008

Max offer price $110,305

Occupancy floor —

Sensitivity live

Price	-10% $-519	-5% $-575	+0% $-632	+5% $-688	+10% $-744
Rent	-10% $-727	-5% $-679	+0% $-632	+5% $-584	+10% $-536
Rate	-1.0pp $-531	-0.5pp $-581	base $-632	+0.5pp $-683	+1.0pp $-736

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 N Cedar Ave Levelland, TX	1.0–3.0	1.0–1.5	857	$850	$0.99	15d	4	0.40mi
305 Rayburn St Levelland, TX	3.0	2.0	1875	$2,000	$1.07	15d	1	1.47mi

Listing history 17 events

1. 2026-06-21
   days on market $199,000 Active 12 DOM
2. 2026-06-21
   days on market $199,000 Active 11 DOM
3. 2026-06-18
   days on market $199,000 Active 9 DOM
4. 2026-06-17
   days on market $199,000 Active 8 DOM
5. 2026-06-16
   days on market $199,000 Active 7 DOM
6. 2026-06-15
   days on market $199,000 Active 6 DOM
7. 2026-06-13
   days on market $199,000 Active 4 DOM
8. 2026-06-12
   statusdays on marketlisting id $199,000 Active 3 DOM
9. 2026-01-17
   price $199,000
10. 2025-11-04
    price $202,000
11. 2025-10-03
    price $207,000
12. 2025-08-29
    price $209,000
13. 2025-07-16
    price $212,500
14. 2023-02-06
    soldstatus
15. 2014-09-12
    soldstatus 234-char remark

    Show marketing remark (234 chars)

    Custom built garden home. Many features not found in the others in the area. 2/2/2 with 2 patio areas. Fireplace, pantry, garden tub with jets, skylights, rear entry garage. Apx 1781 sq ft (builder's data) taxes: $1365 OA HS $3321 NHS

16. 2014-09-12
    soldstatus

    Show marketing remark (234 chars)

    Custom built garden home. Many features not found in the others in the area. 2/2/2 with 2 patio areas. Fireplace, pantry, garden tub with jets, skylights, rear entry garage. Apx 1781 sq ft (builder's data) taxes: $1365 OA HS $3321 NHS

17. 2014-06-16
    listed $135,000 234-char remark

    Show marketing remark (234 chars)

    Custom built garden home. Many features not found in the others in the area. 2/2/2 with 2 patio areas. Fireplace, pantry, garden tub with jets, skylights, rear entry garage. Apx 1781 sq ft (builder's data) taxes: $1365 OA HS $3321 NHS

ⓘ 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: $5,515 · $460/mo
• Projected year-2 tax: $5,515 · $460/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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,499
• − Mortgage interest: −$11,147
• − Property taxes: −$5,515
• − Insurance: −$995
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$5,789
• Taxable loss: −$11,268
• Est. tax savings @ 24.0%: +$2,704
• After-tax cash flow: $-4,875/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: Levelland ISD
• NCES district ID: 4827240
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $47,924
• Composite: 28.09/100
• National rank: #6833
• State rank: #566 of 826 in TX

Livability — Levelland

• Score: 72/100
• State rank: #274
• US rank: #6392

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Levelland, TX
• Population (ZIP): 15,265

Population outlook (Hockley County) Hauer SSP2

• Today (2025): 25,295 people
• By 2030: 26,230 · +3.7%
• By 2040: 28,268 · +11.8%
• By 2050: 30,536 · +20.7%
• By 2075: 36,867 · +45.7%
• By 2100: 40,662 · +60.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (53%)
• Race & ethnicity: Hispanic / Latino 53% White 42% Two or more races 24% Black 3%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 72% English-only · Spanish 27%

Political lean MEDSL · Hockley

• 2024 margin: Solid R (+66.3) · D 16.6% · R 82.8%
• 2008→2024 swing: -14.0pp toward R · 2008: -52.3pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+62.4 2016: R+62.3 2012: R+57.0 2008: R+52.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -169.34%
• Current HPI: 154.0713
• 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

+47.4% since first listed

10 events — show timeline

• 2026-06-10 Listed $199,000 LARMLS
• 2026-01-17 Price Changed $199,000 LARMLS
• 2025-11-04 Price Changed $202,000 LARMLS
• 2025-10-03 Price Changed $207,000 LARMLS
• 2025-08-29 Price Changed $209,000 LARMLS
• 2025-07-16 Price Changed $212,500 LARMLS
• 2023-02-06 Sold (Public Records) — Public Records
• 2014-09-12 Sold (Public Records) — Public Records
• 2014-09-12 Sold (MLS) — LARMLS
• 2014-06-16 Listed $135,000 LARMLS

Property tax history

+4.9%/yr

Latest (2025): $5,515 · +9.3% YoY. Source: county tax records.