115 Cottonwood St · Borger, TX 79007

$78,000

3 bd · 2.0 ba · 1,330 sqft · SingleFamily public records · 191 Days on market

5,998 sqft lot $59/sqft · 39% below area Est $127k · 39% under

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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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.9/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Liveable, fixer upper ready for the next family to make memories in. 3 bedrooms, 2 bath. Master bath is plumbed under the house but needs finished out and plumbed into house.

Key facts

• 5,998 sq ft lot
• Listed 191 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#268 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools D, employment D.
• Borger ISD (town): math 43% / reading 41% proficiency, ranked #348 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 88 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in Hutchinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $539 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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: 1.09% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 7.6

CMA / ARV

• ARV (median comp): $126,999
• List price: $78,000
• Delta: -38.58%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Wilshire St	0.73mi	3/2.0	1,439 (+8%)	3mo	$126,999	$88	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -4.4%
• Equity multiple: 0.83×
• Total profit: $-3,627
• Equity at exit: $11,630

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $8,468
• Equity at exit: $6,744

Cash invested: $21,840 (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 79007

• Active inventory: 88
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$89 /mo · $1,063/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $141

Break-even live

Break-even rent $671

Max offer price $78,000

Occupancy floor 78%

Sensitivity live

Price	-10% $186	-5% $163	+0% $141	+5% $119	+10% $97
Rent	-10% $74	-5% $108	+0% $141	+5% $175	+10% $209
Rate	-1.0pp $181	-0.5pp $161	base $141	+0.5pp $121	+1.0pp $101

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Adobe Trl Unit AT-27 Borger, TX	2.0	1.5	1000	$850	$0.85	22d	1	0.44mi

Listing history 17 events

1. 2026-06-21
   days on market $78,000 Active 191 DOM
2. 2026-06-18
   days on market $78,000 Active 189 DOM
3. 2026-06-17
   days on market $78,000 Active 188 DOM
4. 2026-06-16
   days on market $78,000 Active 187 DOM
5. 2026-06-15
   days on market $78,000 Active 186 DOM
6. 2026-06-13
   days on market $78,000 Active 184 DOM
7. 2026-06-12
   days on market $78,000 Active 183 DOM
8. 2026-06-09
   days on market $78,000 Active 180 DOM
9. 2026-06-08
   days on market $78,000 Active 179 DOM
10. 2026-06-08
    days on market $78,000 Active 178 DOM
11. 2026-06-05
    days on market $78,000 Active 176 DOM
12. 2026-06-03
    days on market $78,000 Active 174 DOM
13. 2026-06-02
    days on market $78,000 Active 173 DOM
14. 2026-06-01
    days on market $78,000 Active 172 DOM
15. 2026-05-31
    days on market $78,000 Active 171 DOM
16. 2025-12-11
    listed $78,000 Active 174-char remark

    Show marketing remark (174 chars)

    Liveable, fixer upper ready for the next family to make memories in. 3 bedrooms, 2 bath. Master bath is plumbed under the house but needs finished out and plumbed into house.

17. 1996-05-15
    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: $1,063 · $89/mo
• Projected year-2 tax: $1,427 · $119/mo
• Expected delta: +$365/yr (+$30/mo · 34.3%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 18 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: $10,200
• − Mortgage interest: −$4,369
• − Property taxes: −$1,063
• − Insurance: −$390
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,269
• Taxable income: $477
• Est. tax owed @ 24.0%: −$114
• After-tax cash flow: $1,582/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: Borger ISD
• NCES district ID: 4810890
• Math proficiency: 43% ▼ -4.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $44,714
• Composite: 35.66/100
• National rank: #4879
• State rank: #348 of 826 in TX

Livability — Borger

• Score: 72/100
• State rank: #268
• US rank: #6266

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Borger, TX
• Population (ZIP): 13,927

Population outlook (Hutchinson County) Hauer SSP2

• Today (2025): 21,274 people
• By 2030: 21,089 · -0.9%
• By 2040: 20,938 · -1.6%
• By 2050: 20,999 · -1.3%
• By 2075: 21,433 · +0.7%
• By 2100: 21,243 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 32% Two or more races 19% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 79% English-only · Spanish 20%

Political lean MEDSL · Hutchinson

• 2024 margin: Solid R (+77.2) · D 11.1% · R 88.2%
• 2008→2024 swing: -8.2pp toward R · 2008: -68.9pp · 2024: -77.2pp
• All cycles: 2024: R+77.2 2020: R+76.6 2016: R+76.1 2012: R+72.7 2008: R+68.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.35%
• Current HPI: 114.1111
• 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

2 events — show timeline

• 2025-12-11 Listed $78,000 ForSaleByOwner.com
• 1996-05-15 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,063 · +2.3% YoY. Source: county tax records.