Dumas Sfh Bundle · Dumas, TX 79029

$540,000

36 bd · 24.0 ba · 982 sqft · MultiFamily · 38 Days on market

Built 1978 Fair condition

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

7 Units Available For Sale. This package contains 7 rental units mixed single family rental in the heart of the Texas Panhandle. Dumas is a regional hub anchored by agriculture, manufacturing, and logistics. With over 12,000 vehicles daily on US-287 and strong local economic development support, the city is ideal for commercial development and residential investment alike.

Key facts

• Built 1978
• Listed 38 days

What this means for you Summary

Snapshot

• This is a 36-bed/24.0-bath multifamily listed at $540k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $540k).
• Recommended offer: $524k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#60 in TX, #2,249 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D, commute F.
• Dumas ISD (town): math 45% / reading 38% proficiency, ranked #350 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 168 active listings in the ZIP; 27 units permitted in Moore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Moore County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($524k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $523,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.10%
• DSCR: 1.45
• GRM: 7.1

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-6,340
• Equity at exit: $80,516

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $99,254
• Equity at exit: $46,689

Cash invested: $151,200 (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 79029

• Active inventory: 168
• Price-to-rent: 49.7×

Monthly cashflow live

• Estimated rent: $6,335 medium
• Mortgage (P&I): −$2,832
• Tax est. 1.5%: −$675 /mo · $8,100/yr
• Insurance: −$225
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,330
• Net cashflow: $1,273

Break-even live

Break-even rent $4,724

Max offer price $540,000

Occupancy floor 75%

7-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 7× units	3	2	$6,335
Total (7 units)			$6,335

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: $135,000
• Closing costs: $16,200
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $540,000 Active 38 DOM
2. 2026-06-17
   days on market $540,000 Active 37 DOM
3. 2026-06-16
   days on market $540,000 Active 36 DOM
4. 2026-06-15
   days on market $540,000 Active 35 DOM
5. 2026-06-13
   days on market $540,000 Active 33 DOM
6. 2026-06-12
   days on market $540,000 Active 32 DOM
7. 2026-06-09
   days on market $540,000 Active 29 DOM
8. 2026-06-08
   days on market $540,000 Active 28 DOM
9. 2026-06-08
   days on market $540,000 Active 27 DOM
10. 2026-06-07
    days on market $540,000 Active 26 DOM
11. 2026-06-03
    days on market $540,000 Active 23 DOM
12. 2026-06-02
    days on market $540,000 Active 22 DOM
13. 2026-06-01
    days on market $540,000 Active 21 DOM
14. 2026-05-31
    days on market $540,000 Active 20 DOM
15. 2026-05-11
    listed $540,000 Active 376-char remark

    Show marketing remark (376 chars)

    7 Units Available For Sale. This package contains 7 rental units mixed single family rental in the heart of the Texas Panhandle. Dumas is a regional hub anchored by agriculture, manufacturing, and logistics. With over 12,000 vehicles daily on US-287 and strong local economic development support, the city is ideal for commercial development and residential investment alike.

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $76,020
• − Mortgage interest: −$30,248
• − Property taxes: −$8,100
• − Insurance: −$2,700
• − Repairs & maintenance: −$6,082
• − Management: −$6,082
• − Depreciation: −$15,709
• Taxable income: $7,099
• Est. tax owed @ 24.0%: −$1,704
• After-tax cash flow: $13,570/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate repairs to the exterior and roof, with potential for significant value increase through exterior painting and roof replacement.

Repairs flagged

• Major roof — Shingles appear aged and may need replacement
• Major exterior siding — Weathered and discolored

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both replace roof — Critical for structural integrity and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Shingles appear aged and may need replacement	Major	$15,000–50,000
exterior siding · Weathered and discolored	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both replace roof — Critical for structural integrity and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Dumas ISD
• NCES district ID: 4817610
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $47,999
• Composite: 35.58/100
• National rank: #4896
• State rank: #350 of 826 in TX

Livability — Dumas

• Score: 79/100
• State rank: #60
• US rank: #2249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dumas, TX
• Population (ZIP): 15,095

Population outlook (Moore County) Hauer SSP2

• Today (2025): 21,790 people
• By 2030: 21,667 · -0.6%
• By 2040: 21,464 · -1.5%
• By 2050: 20,915 · -4.0%
• By 2075: 17,859 · -18.0%
• By 2100: 12,460 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 57% White 31% Two or more races 23% Black 5% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 51% Cuban 3%
• Common ancestry: Lithuanian 1% Italian 1% Serbian 1%
• Foreign-born: 22% · Canada, Philippines
• Languages at home: 57% English-only · Spanish 37% Other Asian/Pacific 2% French/Haitian/Cajun 1%

Political lean MEDSL · Moore

• 2024 margin: Solid R (+67.1) · D 16.1% · R 83.2%
• 2008→2024 swing: -9.0pp toward R · 2008: -58.1pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+59.9 2016: R+54.7 2012: R+60.3 2008: R+58.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -249.75%
• Current HPI: 183.0256
• 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

1 event — show timeline

• 2026-05-11 Listed $540,000 AARMLS