207 E 2nd St · Sundown, TX 79372

$100,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 6 Days on market

Built 2017 0.32 ac lot

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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 +15.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Schools +5.1/10.0
• DSCR +4.8/10.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cute 3 bedroom, 2 bathroom home in Sundown with a desirable school system. Built in 2017, this well-maintained home offers a great layout with a kitchen island, dining area, and living room that all flow together nicely. The isolated primary suite is spacious and features a large walk-in closet and a shower-over-tub combination. Just off the kitchen, you'll find a laundry area with access to the backyard. Situated on . 32 acres, there is plenty of backyard space for kids to play and enjoy. Complete with a carport, this home has been well cared for and is ready for its next owner.

Key facts

• Laundry area
• Carport
• Kitchen island

Tags

• KITCHEN ISLAND
• LAUNDRY AREA
• BACKYARD SPACE
• CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $41 ($489/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 $97k (3.4% below list).
• Recommended offer: $97k (3.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#85 in TX, #2,982 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Sundown ISD (rural): math 68% / reading 53% proficiency, ranked #63 of 826 in TX (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sundown El (math 72% / reading 52%, grade B, #321 of 4,322 statewide, top 8%, 260 students, 53% FRL); Sundown J H (math 72% / reading 52%, grade B+, #134 of 1,662 statewide, top 8%, 145 students, 47% FRL); Sundown H S (math 44% / reading 64%, grade C-, #379 of 1,632 statewide, top 26%, 181 students, 48% FRL).
• Market conditions: 13 active listings in the ZIP; 7 units permitted in Hockley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.1% local appreciation)).
• Hockley County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,570 (3.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.74%
• DSCR: 1.08
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.53×
• Total profit: $14,970
• Equity at exit: $45,280

10-year hold

• IRR: 11.7%
• Equity multiple: 2.76×
• Total profit: $49,351
• Equity at exit: $70,028

Cash invested: $28,000 (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 79372

• Home prices YoY: 3.2%
• Active inventory: 13
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $966 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$156 /mo · $1,873/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $41

Break-even live

Break-even rent $914

Max offer price $100,000

Occupancy floor 91%

Sensitivity live

Price	-10% $97	-5% $69	+0% $41	+5% $12	+10% $-16
Rent	-10% $-36	-5% $3	+0% $41	+5% $79	+10% $117
Rate	-1.0pp $91	-0.5pp $66	base $41	+0.5pp $15	+1.0pp $-12

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-22
   status Pending
2. 2026-04-16
   listed $100,000 Active
3. 2003-10-02
   soldstatus
4. 1991-01-29
   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: $1,873 · $156/mo
• Projected year-2 tax: $1,873 · $156/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $11,588
• − Mortgage interest: −$5,602
• − Property taxes: −$1,873
• − Insurance: −$500
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$2,909
• Taxable loss: −$1,150
• Est. tax savings @ 24.0%: +$276
• After-tax cash flow: $764/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: Sundown ISD
• NCES district ID: 4841850
• Math proficiency: 68% ▼ -9.00%
• Reading proficiency: 53% ▼ -9.00%
• Median HH income: $48,479
• Composite: 51.42/100
• National rank: #1730
• State rank: #63 of 826 in TX

Livability — Sundown

• Score: 77/100
• State rank: #85
• US rank: #2982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sundown, TX
• Population (ZIP): 1,472

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 (52%)
• Race & ethnicity: Hispanic / Latino 52% White 44% Two or more races 38% Native American 1%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Slovak 2% Serbian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 73% 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: ▲ 3.06%
• Current HPI: 97.0937
• 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

4 events — show timeline

• 2026-04-22 Pending — LARMLS
• 2026-04-16 Listed $100,000 LARMLS
• 2003-10-02 Sold (Public Records) — Public Records
• 1991-01-29 Sold (Public Records) — Public Records

Property tax history

+40.1%/yr

Latest (2025): $1,873 · +11.8% YoY. Source: county tax records.