605 S 10th St · Slaton, TX 79364

$119,000

2 bd · 1.0 ba · 1,390 sqft · SingleFamily public records · 99 Days on market

Built 1925 4,704 sqft lot

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Why this score? — see what drove the D 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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.4/10.0

Listing remarks MLS

Looking for a charming older home that has had life breathed back into it? This three bedroom, two bathroom home has good sized rooms, closet space, restored hardwood floors, and design details like antique style doorknobs. The home has a new roof, sewer and gas line, foundation work, interior and exterior paint, and vent hood. The kitchen has newer cabinets and a beautiful tile backsplash. Thick insulation throughout the home helps you save on your energy bills each month. The front porch is designed to extend your living space, there is a pet door and side yard just for pets, a spacious metal storage shed, and newer privacy fence. There is also a carport in the rear of the home. Refrigerator, washer, and dryer can convey with acceptable offer. This home is ready for you!

Key facts

• Newer cabinets
• Front porch
• Thick insulation

Tags

• RESTORED HARDWOOD FLOORS
• NEW ROOF
• NEWER CABINETS
• BEAUTIFUL TILE BACKSPLASH
• THICK INSULATION
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $45 ($537/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (8.9% below list).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#366 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime D, amenities F.
• Slaton ISD (town): math 25% / reading 30% proficiency, ranked #683 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 71 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lubbock County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.
• Current owner paid $71k; list at $119k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 9.1

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-16,424
• Equity at exit: $17,743

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-10,593
• Equity at exit: $10,289

Cash invested: $33,320 (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 79364

• Home prices YoY: -3.5%
• Active inventory: 71
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,084 high
• Mortgage (P&I): −$624
• Tax from tax record: −$138 /mo · $1,660/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $45

Break-even live

Break-even rent $1,028

Max offer price $119,000

Occupancy floor 91%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
525 W Scurry St Slaton, TX	3.0	2.0	1328	$1,250	$0.94	21d	1	0.17mi
835 S 11th St Slaton, TX	3.0	2.0	1290	$1,100	$0.85	43d	1	0.18mi
950 S 10th St Slaton, TX	3.0	2.0	1104	$899	$0.81	13d	1	0.27mi
220 N 6th St Slaton, TX	3.0	1.0	926	$900	$0.97	13d	1	0.49mi
420 S 2nd St Slaton, TX	3.0	2.0	1200	$1,075	$0.90	13d	1	0.64mi
930 W Hale St Slaton, TX	3.0	2.0	1216	$800	$0.66	43d	1	0.78mi
8902 E County Road 7700 Slaton, TX	3.0	2.0	1368	$1,250	$0.91	43d	1	1.15mi

Listing history 23 events

1. 2026-06-18
   days on market $119,000 Active 99 DOM
2. 2026-06-17
   days on market $119,000 Active 98 DOM
3. 2026-06-16
   days on market $119,000 Active 97 DOM
4. 2026-06-15
   days on market $119,000 Active 96 DOM
5. 2026-06-14
   status $119,000 Active 94 DOM
6. 2026-06-05
   statusdays on market $119,000 Pending 94 DOM
7. 2026-06-03
   days on market $119,000 Active 93 DOM
8. 2026-06-02
   days on market $119,000 Active 92 DOM
9. 2026-06-01
   days on market $119,000 Active 91 DOM
10. 2026-05-31
    days on market $119,000 Active 90 DOM
11. 2026-05-30
    days on market $119,000 Active 89 DOM
12. 2026-03-10
    status Active 783-char remark

    Show marketing remark (783 chars)

    Looking for a charming older home that has had life breathed back into it? This three bedroom, two bathroom home has good sized rooms, closet space, restored hardwood floors, and design details like antique style doorknobs. The home has a new roof, sewer and gas line, foundation work, interior and exterior paint, and vent hood. The kitchen has newer cabinets and a beautiful tile backsplash. Thick insulation throughout the home helps you save on your energy bills each month. The front porch is designed to extend your living space, there is a pet door and side yard just for pets, a spacious metal storage shed, and newer privacy fence. There is also a carport in the rear of the home. Refrigerator, washer, and dryer can convey with acceptable offer. This home is ready for you!

13. 2026-03-03
    status Pending 783-char remark

    Show marketing remark (783 chars)

    Looking for a charming older home that has had life breathed back into it? This three bedroom, two bathroom home has good sized rooms, closet space, restored hardwood floors, and design details like antique style doorknobs. The home has a new roof, sewer and gas line, foundation work, interior and exterior paint, and vent hood. The kitchen has newer cabinets and a beautiful tile backsplash. Thick insulation throughout the home helps you save on your energy bills each month. The front porch is designed to extend your living space, there is a pet door and side yard just for pets, a spacious metal storage shed, and newer privacy fence. There is also a carport in the rear of the home. Refrigerator, washer, and dryer can convey with acceptable offer. This home is ready for you!

14. 2026-02-23
    listed $125,000 Active 783-char remark

    Show marketing remark (783 chars)

    Looking for a charming older home that has had life breathed back into it? This three bedroom, two bathroom home has good sized rooms, closet space, restored hardwood floors, and design details like antique style doorknobs. The home has a new roof, sewer and gas line, foundation work, interior and exterior paint, and vent hood. The kitchen has newer cabinets and a beautiful tile backsplash. Thick insulation throughout the home helps you save on your energy bills each month. The front porch is designed to extend your living space, there is a pet door and side yard just for pets, a spacious metal storage shed, and newer privacy fence. There is also a carport in the rear of the home. Refrigerator, washer, and dryer can convey with acceptable offer. This home is ready for you!

15. 2026-01-13
    soldstatus $70,931
16. 2025-12-16
    soldstatus
17. 2025-11-06
    price $89,500
18. 2025-10-31
    price $99,999
19. 2023-11-28
    soldstatus
20. 2023-11-27
    soldstatus Closed
21. 2023-11-07
    status Pending
22. 2023-10-04
    listed $65,000 Active
23. 2015-10-19
    soldstatus

ⓘ 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: $1,660 · $138/mo
• Projected year-2 tax: $2,178 · $181/mo
• Expected delta: +$517/yr (+$43/mo · 31.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,014
• − Mortgage interest: −$6,666
• − Property taxes: −$1,660
• − Insurance: −$595
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$3,462
• Taxable loss: −$1,452
• Est. tax savings @ 24.0%: +$348
• After-tax cash flow: $885/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: Slaton ISD
• NCES district ID: 4840440
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 30% ▼ -8.00%
• Median HH income: $39,870
• Composite: 23.15/100
• National rank: #7950
• State rank: #683 of 826 in TX

Livability — Slaton

• Score: 70/100
• State rank: #366
• US rank: #7796

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Slaton, TX
• Population (ZIP): 7,135

Population outlook (Lubbock County) Hauer SSP2

• Today (2025): 345,960 people
• By 2030: 371,449 · +7.4%
• By 2040: 424,539 · +22.7%
• By 2050: 481,150 · +39.1%
• By 2075: 633,467 · +83.1%
• By 2100: 746,853 · +115.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 51% Hispanic / Latino 43% Black 6% Two or more races 4%
• Hispanic origin (detail): Mexican 32% Puerto Rican 3%
• Common ancestry: Hispanic 3% Lithuanian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 75% English-only · Spanish 24%

Political lean MEDSL · Lubbock

• 2024 margin: Solid R (+39.5) · D 29.7% · R 69.2% · Other 1.0%
• 2008→2024 swing: -2.8pp toward R · 2008: -36.7pp · 2024: -39.5pp
• All cycles: 2024: R+39.5 2020: R+32.2 2016: R+38.4 2012: R+40.9 2008: R+36.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.15%
• Current HPI: 250.89
• 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

+92.3% since first listed

12 events — show timeline

• 2026-03-10 Relisted — LARMLS
• 2026-03-03 Pending — LARMLS
• 2026-02-23 Listed $125,000 LARMLS
• 2026-01-13 Sold (Public Records) $70,931 Public Records
• 2025-12-16 Sold (Public Records) — Public Records
• 2025-11-06 Price Changed $89,500 LARMLS
• 2025-10-31 Price Changed $99,999 LARMLS
• 2023-11-28 Sold (Public Records) — Public Records
• 2023-11-27 Sold (MLS) — LARMLS
• 2023-11-07 Pending — LARMLS
• 2023-10-04 Listed $65,000 LARMLS
• 2015-10-19 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,660 · +17.3% YoY. Source: county tax records.