620 S 13th St · Slaton, TX 79364

$29,900

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 59 Days on market

Built 1945 1.26 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Located in Slaton, TX and near parks, schools, shopping and restaurants -- this is a 2 bedroom home with wood floors, a big yard, and great opportunities to add your personal touches. Priced to sell - this is your next house. Whether you are a first time buyer or investor, don't let this one get away. Priced nearly 10k below tax value.

Key facts

• Big yard
• Near schools
• Wood floors

Tags

• BIG YARD
• WOOD FLOORS
• NEAR PARKS
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR RESTAURANTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($810 rent vs $30k).
• Recommended offer: $29k (3.0% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $207 of loan paydown is wiped out by about $897 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 2.71% ✓
• Cap rate: 21.73%
• Cash-on-cash: 55.12%
• DSCR: 3.45
• GRM: 3.1

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: 53.4%
• Equity multiple: 3.35×
• Total profit: $19,689
• Equity at exit: $4,458

10-year hold

• IRR: 58.6%
• Equity multiple: 6.84×
• Total profit: $48,853
• Equity at exit: $2,585

Cash invested: $8,372 (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: 3.1×

Monthly cashflow live

• Estimated rent: $810 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $385

Break-even live

Break-even rent $323

Max offer price $29,900

Occupancy floor 48%

Sensitivity live

Price	-10% $401	-5% $393	+0% $385	+5% $376	+10% $368
Rent	-10% $321	-5% $353	+0% $385	+5% $417	+10% $449
Rate	-1.0pp $400	-0.5pp $392	base $385	+0.5pp $377	+1.0pp $369

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
950 S 10th St Slaton, TX	3.0	2.0	1104	$899	$0.81	14d	1	0.35mi
230 E Panhandle St Slaton, TX	3.0	1.0	864	$725	$0.84	14d	1	0.47mi
220 N 6th St Slaton, TX	3.0	1.0	926	$900	$0.97	14d	1	0.60mi
1510 S 9th St Slaton, TX	1.0–2.0	1.0	662	$620	$0.94	14d	4	0.71mi

Listing history 20 events

1. 2026-06-18
   days on market $29,900 Active 59 DOM
2. 2026-06-17
   days on market $29,900 Active 58 DOM
3. 2026-06-16
   days on market $29,900 Active 57 DOM
4. 2026-06-15
   days on market $29,900 Active 56 DOM
5. 2026-06-14
   days on market $29,900 Active 54 DOM
6. 2026-06-10
   days on market $29,900 Active 51 DOM
7. 2026-06-09
   days on market $29,900 Active 50 DOM
8. 2026-06-08
   days on market $29,900 Active 49 DOM
9. 2026-06-07
   days on market $29,900 Active 48 DOM
10. 2026-06-05
    days on market $29,900 Active 45 DOM
11. 2026-06-03
    days on market $29,900 Active 44 DOM
12. 2026-06-02
    days on market $29,900 Active 43 DOM
13. 2026-06-01
    days on market $29,900 Active 42 DOM
14. 2026-05-31
    days on market $29,900 Active 41 DOM
15. 2026-05-30
    days on market $29,900 Active 40 DOM
16. 2026-04-20
    listed $39,900 Active 337-char remark

    Show marketing remark (337 chars)

    Located in Slaton, TX and near parks, schools, shopping and restaurants -- this is a 2 bedroom home with wood floors, a big yard, and great opportunities to add your personal touches. Priced to sell - this is your next house. Whether you are a first time buyer or investor, don't let this one get away. Priced nearly 10k below tax value.

17. 2022-02-25
    price $795
18. 2021-02-19
    soldstatus
19. 2021-02-17
    soldstatus
20. 1985-05-01
    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: $1,034 · $86/mo
• Projected year-2 tax: $1,034 · $86/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 20 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: $9,721
• − Mortgage interest: −$1,675
• − Property taxes: −$1,034
• − Insurance: −$150
• − Repairs & maintenance: −$778
• − Management: −$778
• − Depreciation: −$870
• Taxable income: $4,437
• Est. tax owed @ 24.0%: −$1,065
• After-tax cash flow: $3,550/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

5 events — show timeline

• 2026-04-20 Listed $39,900 LARMLS
• 2022-02-25 Price Changed $795 RENT.
• 2021-02-19 Sold (Public Records) — Public Records
• 2021-02-17 Sold (Public Records) — Public Records
• 1985-05-01 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,034 · +6.7% YoY. Source: county tax records.