1722 W Avenue B · Muleshoe, TX 79347

$153,900

4 bd · 2.0 ba · 1,766 sqft · SingleFamily public records · 146 Days on market

Built 1972 8,960 sqft lot

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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 +10.3/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 4 Bedroom Home with Workshop, Large Backyard & Renovated Kitchen This inviting 4 bedroom, 1 bath home offers comfort, updates, and exceptional outdoor amenities—all in one well maintained package. Step inside to a beautifully renovated kitchen featuring granite countertops and modern finishes, perfectly paired with professionally cleaned carpeting and central heat and air for year round comfort. The stucco exterior provides timeless curb appeal, complemented by an attached carport for convenient covered parking. Out back, the possibilities are endless. A large backyard with a covered patio creates an ideal setting for gatherings, grilling, or even building your dream outdoor kitchen. The property also includes a 20×30 workshop with two 8' overhead doors, offering ample space for projects, storage, or hobbies. Adjacent to the shop is a fenced bullpen area with a drive thru gate—perfect for equipment, vehicles, or additional secure storage. A sprinkler system in both the front and backyard helps keep the landscape looking its best with ease. Move in ready and packed with features, this home is a fantastic opportunity for anyone seeking space, functionality, and room to grow.

Key facts

• Fenced bullpen area
• Large backyard
• Renovated kitchen

Tags

• RENOVATED KITCHEN
• LARGE BACKYARD
• COVERED PATIO
• 20X30 WORKSHOP
• FENCED BULLPEN AREA
• SPRINKLER SYSTEM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $-83 ($-997/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (18.9% below list).
• Recommended offer: $125k (18.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#331 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety C-, amenities F.
• Muleshoe ISD (town): math 33% / reading 32% proficiency, ranked #580 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dillman El (403 students, 92% FRL); Watson J H (math 24% / reading 31%, grade F, #1,156 of 1,662 statewide, top 71%, 295 students, 90% FRL); Muleshoe H S (math 62% / reading 47%, grade C-, #379 of 1,632 statewide, top 26%, 359 students, 88% FRL) — zoned schools average 90% FRL vs 73% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 40 active listings in the ZIP; 1 units permitted in Bailey County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.0% local appreciation)).
• Bailey County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,782 (18.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.70×
• Total profit: $29,979
• Equity at exit: $86,978

10-year hold

• IRR: 12.2%
• Equity multiple: 3.21×
• Total profit: $95,382
• Equity at exit: $149,917

Cash invested: $43,092 (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 79347

• Home prices YoY: 3.7%
• Active inventory: 40
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,248 medium
• Mortgage (P&I): −$807
• Tax from tax record: −$198 /mo · $2,372/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-83

Break-even live

Break-even rent $1,353

Max offer price $139,218

Occupancy floor —

Sensitivity live

Price	-10% $4	-5% $-40	+0% $-83	+5% $-127	+10% $-170
Rent	-10% $-182	-5% $-132	+0% $-83	+5% $-34	+10% $15
Rate	-1.0pp $-6	-0.5pp $-44	base $-83	+0.5pp $-123	+1.0pp $-164

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: $38,475
• Closing costs: $4,617
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-09
   status $153,900 Pending 146 DOM
2. 2026-06-08
   days on market $153,900 Active 146 DOM
3. 2026-06-07
   days on market $153,900 Active 145 DOM
4. 2026-06-05
   days on market $153,900 Active 143 DOM
5. 2026-06-04
   days on market $153,900 Active 141 DOM
6. 2026-06-02
   days on market $153,900 Active 140 DOM
7. 2026-06-01
   days on market $153,900 Active 139 DOM
8. 2026-05-31
   days on market $153,900 Active 138 DOM
9. 2026-05-31
   days on market $153,900 Active 137 DOM
10. 2026-02-19
    price $153,900 1225-char remark

    Show marketing remark (1225 chars)

    Spacious 4 Bedroom Home with Workshop, Large Backyard & Renovated Kitchen This inviting 4 bedroom, 1 bath home offers comfort, updates, and exceptional outdoor amenities—all in one well maintained package. Step inside to a beautifully renovated kitchen featuring granite countertops and modern finishes, perfectly paired with professionally cleaned carpeting and central heat and air for year round comfort. The stucco exterior provides timeless curb appeal, complemented by an attached carport for convenient covered parking. Out back, the possibilities are endless. A large backyard with a covered patio creates an ideal setting for gatherings, grilling, or even building your dream outdoor kitchen. The property also includes a 20×30 workshop with two 8' overhead doors, offering ample space for projects, storage, or hobbies. Adjacent to the shop is a fenced bullpen area with a drive thru gate—perfect for equipment, vehicles, or additional secure storage. A sprinkler system in both the front and backyard helps keep the landscape looking its best with ease. Move in ready and packed with features, this home is a fantastic opportunity for anyone seeking space, functionality, and room to grow.

11. 2026-01-13
    listed $158,900 Active 1225-char remark

    Show marketing remark (1225 chars)

    Spacious 4 Bedroom Home with Workshop, Large Backyard & Renovated Kitchen This inviting 4 bedroom, 1 bath home offers comfort, updates, and exceptional outdoor amenities—all in one well maintained package. Step inside to a beautifully renovated kitchen featuring granite countertops and modern finishes, perfectly paired with professionally cleaned carpeting and central heat and air for year round comfort. The stucco exterior provides timeless curb appeal, complemented by an attached carport for convenient covered parking. Out back, the possibilities are endless. A large backyard with a covered patio creates an ideal setting for gatherings, grilling, or even building your dream outdoor kitchen. The property also includes a 20×30 workshop with two 8' overhead doors, offering ample space for projects, storage, or hobbies. Adjacent to the shop is a fenced bullpen area with a drive thru gate—perfect for equipment, vehicles, or additional secure storage. A sprinkler system in both the front and backyard helps keep the landscape looking its best with ease. Move in ready and packed with features, this home is a fantastic opportunity for anyone seeking space, functionality, and room to grow.

12. 2020-08-25
    soldstatus 651-char remark

    Show marketing remark (651 chars)

    IMMACULATE!!! This 4 bedroom, 1 bath home has been meticulously cared for and it SHOWS! New carpeting in the common areas, newer laminated hardwoods in the kitchen and dining room, remodeled kitchen with granite counter tops and custom stained cabinetry, 2 year old heating and air system, windows have been replaced and the roof has been replaced with metal. The yards are spectacular. .. lush green lawns with a sprinkler system, a HUGE covered patio (with 6 concrete), a 20x20 metal shop with 2-8' roll-up doors, a 20x30 fenced bullpen with a drivethru gate and a carport that will accommodate 2 cars. This home is ready to show and move-in ready!!

13. 2020-06-03
    listed $112,900 651-char remark

    Show marketing remark (651 chars)

    IMMACULATE!!! This 4 bedroom, 1 bath home has been meticulously cared for and it SHOWS! New carpeting in the common areas, newer laminated hardwoods in the kitchen and dining room, remodeled kitchen with granite counter tops and custom stained cabinetry, 2 year old heating and air system, windows have been replaced and the roof has been replaced with metal. The yards are spectacular. .. lush green lawns with a sprinkler system, a HUGE covered patio (with 6 concrete), a 20x20 metal shop with 2-8' roll-up doors, a 20x30 fenced bullpen with a drivethru gate and a carport that will accommodate 2 cars. This home is ready to show and move-in ready!!

ⓘ 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: $2,372 · $198/mo
• Projected year-2 tax: $2,816 · $235/mo
• Expected delta: +$444/yr (+$37/mo · 18.7%)

ⓘ 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,974
• − Mortgage interest: −$8,621
• − Property taxes: −$2,372
• − Insurance: −$770
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$4,477
• Taxable loss: −$3,662
• Est. tax savings @ 24.0%: +$879
• After-tax cash flow: $-119/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: Muleshoe ISD
• NCES district ID: 4831890
• Math proficiency: 33% ▼ -3.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $42,141
• Composite: 27.54/100
• National rank: #6950
• State rank: #580 of 826 in TX

Livability — Muleshoe

• Score: 71/100
• State rank: #331
• US rank: #7229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muleshoe, TX
• Population (ZIP): 7,264

Population outlook (Bailey County) Hauer SSP2

• Today (2025): 7,346 people
• By 2030: 7,428 · +1.1%
• By 2040: 7,706 · +4.9%
• By 2050: 8,052 · +9.6%
• By 2075: 8,963 · +22.0%
• By 2100: 9,549 · +30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% White 31% Two or more races 16%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Slovak 2% Serbian 1%
• Foreign-born: 16% · Canada
• Languages at home: 49% English-only · Spanish 49% German/W. Germanic 1%

Political lean MEDSL · Bailey

• 2024 margin: Solid R (+61.1) · D 19.1% · R 80.2%
• 2008→2024 swing: -20.7pp toward R · 2008: -40.4pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+55.1 2016: R+53.0 2012: R+48.0 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.98%
• Current HPI: 138.9883
• 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

+36.3% since first listed

4 events — show timeline

• 2026-02-19 Price Changed $153,900 LARMLS
• 2026-01-13 Listed $158,900 LARMLS
• 2020-08-25 Sold (MLS) — LARMLS
• 2020-06-03 Listed $112,900 LARMLS

Property tax history

+3.0%/yr

Latest (2025): $2,372 · +5.4% YoY. Source: county tax records.