1012 E Oak St · Brownfield, TX 79316

$142,000

3 bd · 2.0 ba · 1,903 sqft · SingleFamily public records · 16 Days on market

Built 1953 10,498 sqft lot ↓ 8% since listing

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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 +13.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

UPDATES, UPDATES, UPDATES!!! If you had your eye on this one before, check out all the updates!!! Now with new flooring and fresh paint, this house is ready for you!!! This large home features two living areas, a kitchen with breakfast bar, dining area, three large bedrooms- all with walk in closets, and two spacious bathrooms. Laundry area off of the kitchen. Newer Anderson windows throughout the house. Outside you will find a circular driveway, huge covered RV parking with electricity, lots of mature trees, and a backyard with separate dog run. Call today to see this one!

Key facts

• Fresh paint
• New flooring
• Covered rv parking

Tags

• NEW FLOORING
• FRESH PAINT
• BREAKFAST BAR
• WALK IN CLOSETS
• CIRCULAR DRIVEWAY
• COVERED RV PARKING

Property features AI

Exterior

• Parking: Attached garage (1 car); Carport (2 car); Circular driveway; Garage with door opener; RV access/parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected / available
• Home design: Residential single-family home
• Construction: Brick construction; Composition roof; Slab foundation; Built as a single-family residence
• Exterior features: Private yard; Dog run; RV hookup; RV/boat storage; Covered front and rear porch; Patio; Fenced backyard

Interior

• Kitchen: Dishwasher; Electric range
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Electric cooling; Ceiling fan(s)
• Interior features: Breakfast bar; Built-in bookcases; Ceiling fans; His and hers closets; Pantry; ENERGY STAR qualified windows; Gas and wood-burning fireplace in den (1 fireplace)
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $16 ($191/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $142k).
• Recommended offer: $140k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#298 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities D, commute F.
• Brownfield ISD (town): math 26% / reading 27% proficiency, ranked #704 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Brownfield Middle (math 24% / reading 28%, grade F, #1,222 of 1,662 statewide, top 74%, 354 students, 83% FRL); Brownfield H S (math 37% / reading 32%, grade F, #963 of 1,632 statewide, top 61%, 443 students, 78% FRL).
• Market conditions: 89 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2 units permitted in Terry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $982 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Terry County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $139,870 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 8.3

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-21,896
• Equity at exit: $21,173

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-17,349
• Equity at exit: $12,278

Cash invested: $39,760 (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 79316

• Active inventory: 89
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$745
• Tax from tax record: −$308 /mo · $3,696/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $16

Break-even live

Break-even rent $1,407

Max offer price $142,000

Occupancy floor 94%

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1006 E Lons St Brownfield, TX	3.0	2.0	1356	$1,050	$0.77	43d	1	0.71mi
1707 Gillham Dr Brownfield, TX	3.0	2.0	2064	$1,800	$0.87	43d	1	0.90mi

Listing history 15 events

1. 2026-06-18
   days on market $142,000 Active 16 DOM
2. 2026-06-17
   days on market $142,000 Active 15 DOM
3. 2026-06-16
   days on market $142,000 Active 14 DOM
4. 2026-06-15
   days on market $142,000 Active 13 DOM
5. 2026-06-13
   days on market $142,000 Active 11 DOM
6. 2026-06-12
   days on market $142,000 Active 10 DOM
7. 2026-06-09
   days on market $142,000 Active 7 DOM
8. 2026-06-08
   days on market $142,000 Active 6 DOM
9. 2026-06-08
   days on market $142,000 Active 5 DOM
10. 2026-06-07
    days on market $142,000 Active 4 DOM
11. 2026-06-03
    remarks 580-char remark
12. 2026-06-03
    pricestatusdays on marketlisting id $142,000 Active 1 DOM
13. 2026-04-16
    listed $139,000 Active 552-char remark
14. 2026-02-17
    price $145,000
15. 2025-10-01
    price $155,000

ⓘ 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: $3,696 · $308/mo
• Projected year-2 tax: $3,696 · $308/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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 21 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: $17,130
• − Mortgage interest: −$7,954
• − Property taxes: −$3,696
• − Insurance: −$710
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$4,131
• Taxable loss: −$2,102
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $695/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: Brownfield ISD
• NCES district ID: 4811610
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 27% ▲ 1.00%
• Median HH income: $37,385
• Composite: 22.1/100
• National rank: #8180
• State rank: #704 of 826 in TX

Livability — Brownfield

• Score: 71/100
• State rank: #298
• US rank: #6822

Category grades

Amenities D 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: Brownfield, TX
• Population (ZIP): 9,907

Population outlook (Terry County) Hauer SSP2

• Today (2025): 13,220 people
• By 2030: 13,500 · +2.1%
• By 2040: 14,327 · +8.4%
• By 2050: 15,340 · +16.0%
• By 2075: 18,459 · +39.6%
• By 2100: 20,433 · +54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (57%)
• Race & ethnicity: Hispanic / Latino 57% White 37% Two or more races 32% Black 5%
• Hispanic origin (detail): Mexican 47%
• Common ancestry: Italian 2% Slovak 1% German 1%
• Foreign-born: 8% · Canada
• Languages at home: 63% English-only · Spanish 34% German/W. Germanic 2%

Political lean MEDSL · Terry

• 2024 margin: Solid R (+65.2) · D 17.2% · R 82.3%
• 2008→2024 swing: -30.1pp toward R · 2008: -35.0pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+56.9 2016: R+49.4 2012: R+41.6 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.34%
• Current HPI: 104.1813
• 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

-8.4% since first listed

4 events — show timeline

• 2026-06-02 Price Changed $142,000 LARMLS
• 2026-06-02 Listed $139,900 LARMLS
• 2026-02-17 Price Changed $145,000 LARMLS
• 2025-10-01 Price Changed $155,000 LARMLS

Property tax history

+7.9%/yr

Latest (2025): $3,696 · +7.0% YoY. Source: county tax records.