607 E Pine St · West, TX 76691

$149,000

3 bd · 1.0 ba · 1,348 sqft · SingleFamily public records · 51 Days on market

Built 1960 8,756 sqft 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 +23.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.8/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming home in West, just streets away from local businesses and West ISD. Whether you’re searching for the perfect family home or a great addition to your investment portfolio, this property offers both comfort and convenience. This 3-bedroom, 1-bath home features updates with an inviting layout ideal for entertaining. The cozy backyard provides the perfect space to relax or enjoy outdoor activities and includes a storage building for tools and hobbies. Kitchen appliances will convey with the sale. Enjoy everything West has to offer, from its small-town charm to its nearby amenities. This home is ready for its next owner!

Key facts

• Storage building
• Inviting layout
• Cozy backyard

Tags

• COZY BACKYARD
• STORAGE BUILDING
• KITCHEN APPLIANCES CONVEY
• INVITING LAYOUT

Property features AI

Finance

• Other: Property subtype: Single Family Residence; Lot under 0.5 acre (about 0.201 acre); Will not subdivide
• Financial info: Listing accepts Cash, Conventional, or Other financing
• HOA & community: No association

Exterior

• Parking: Driveway; Has garage (garage spaces listed as 0)
• Security: Audio and video surveillance devices present
• Utilities: City water; City sewer; Municipal utility district: No
• Home design: Single-family residence; Residential property; Built in 1960; One story; Not attached to another property; Entry/levels: One
• Construction: Composition roof; Pillar/post/pier foundation
• Exterior features: Covered porch(es); Covered patio/porch; Chain link fence in back yard; Shed(s) on the property; Black soil type

Interior

• Kitchen: Gas range; Refrigerator; Gas water heater
• Bedrooms: Primary bedroom (1st floor) approximately 14 x 11; Bedroom (1st floor) approximately 13 x 10; Bedroom (1st floor) approximately 11 x 10
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Cable TV available; 6 total rooms; One level
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#291 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• West ISD (town): math 49% / reading 47% proficiency, ranked #201 of 826 in TX (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West El (math 63% / reading 47%, grade C, #602 of 4,322 statewide, top 14%, 582 students, 45% FRL); West Middle (math 48% / reading 43%, grade D+, #470 of 1,662 statewide, top 29%, 264 students, 43% FRL); West H S (math 32% / reading 62%, grade D-, #591 of 1,632 statewide, top 38%, 395 students, 29% FRL).
• Market conditions: 89 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,014 units permitted in McLennan County in 2024 (200 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• McLennan County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y 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: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 3.36×
• Total profit: $98,398
• Equity at exit: $134,231

10-year hold

• IRR: 26.0%
• Equity multiple: 7.63×
• Total profit: $276,429
• Equity at exit: $289,474

Cash invested: $41,720 (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 76691

• Home prices YoY: 8.6%
• Active inventory: 89
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,759 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$276 /mo · $3,315/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $270

Break-even live

Break-even rent $1,417

Max offer price $149,000

Occupancy floor 80%

Sensitivity live

Price	-10% $354	-5% $312	+0% $270	+5% $227	+10% $185
Rent	-10% $131	-5% $200	+0% $270	+5% $339	+10% $408
Rate	-1.0pp $345	-0.5pp $307	base $270	+0.5pp $231	+1.0pp $192

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Vitava Dr West, TX	3.0	2.0	1211	$1,795	$1.48	23d	1	0.17mi
106 Vitava Dr Unit 102 West, TX	3.0	2.0	1211	$1,795	$1.48	23d	1	0.18mi
190 Wishing Well Rd Unit 190 West, TX	3.0	1.5	1100	$1,295	$1.18	15d	1	1.02mi

Listing history 37 events

1. 2026-06-15
   statusdays on market $149,000 Pending 51 DOM
2. 2026-06-14
   days on market $149,000 Active Option Contract 50 DOM
3. 2026-06-13
   days on market $149,000 Active Option Contract 49 DOM
4. 2026-06-10
   days on market $149,000 Active Option Contract 47 DOM
5. 2026-06-09
   days on market $149,000 Active Option Contract 46 DOM
6. 2026-06-08
   days on market $149,000 Active Option Contract 45 DOM
7. 2026-06-07
   days on market $149,000 Active Option Contract 44 DOM
8. 2026-06-03
   days on market $149,000 Active Option Contract 40 DOM
9. 2026-06-02
   statusdays on market $149,000 Active Option Contract 39 DOM
10. 2026-06-01
    days on market $149,000 Active 38 DOM
11. 2026-05-31
    days on market $149,000 Active 37 DOM
12. 2026-05-30
    days on market $149,000 Active 36 DOM
13. 2026-05-14
    status Active 644-char remark
14. 2026-05-05
    historical Active Option Contract 644-char remark
15. 2026-04-24
    listed $149,000 Active 644-char remark
16. 2026-04-16
    historical
17. 2026-04-15
    status Active
18. 2026-04-10
    status Pending
19. 2026-04-09
    historical Active Option Contract
20. 2026-04-06
    status Pending
21. 2026-04-02
    historical Active Option Contract
22. 2026-02-05
    listed $169,900 Active
23. 2025-12-29
    historical
24. 2025-12-02
    status Active
25. 2025-11-25
    historical Active Option Contract
26. 2025-10-27
    price $177,500
27. 2025-08-25
    price $179,900
28. 2025-07-31
    price $182,500
29. 2025-06-24
    listed $184,900 Active
30. 2021-05-03
    soldstatus
31. 2021-04-30
    soldstatus
32. 2021-01-19
    listed $144,900
33. 2020-06-03
    soldstatus
34. 2020-03-26
    listed $65,000
35. 2020-03-25
    historical
36. 2019-12-20
    listed $65,000
37. 2009-07-31
    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: $3,315 · $276/mo
• Projected year-2 tax: $3,315 · $276/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,102
• − Mortgage interest: −$8,346
• − Property taxes: −$3,315
• − Insurance: −$745
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$4,335
• Taxable income: $985
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $2,998/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: West ISD
• NCES district ID: 4845040
• Math proficiency: 49% ▲ 10.00%
• Reading proficiency: 47% ▲ 1.00%
• Median HH income: $52,112
• Composite: 41.34/100
• National rank: #3502
• State rank: #201 of 826 in TX

Livability — West

• Score: 71/100
• State rank: #291
• US rank: #6692

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West, TX
• Population (ZIP): 6,288

Population outlook (McLennan County) Hauer SSP2

• Today (2025): 264,191 people
• By 2030: 273,578 · +3.6%
• By 2040: 291,506 · +10.3%
• By 2050: 308,044 · +16.6%
• By 2075: 349,648 · +32.3%
• By 2100: 364,779 · +38.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 14% Two or more races 13% Black 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 9% Russian/Polish/Slavic 2%

Political lean MEDSL · McLennan

• 2024 margin: Solid R (+30.9) · D 34.0% · R 64.9% · Other 1.0%
• 2008→2024 swing: -7.0pp toward R · 2008: -23.9pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+23.4 2016: R+27.1 2012: R+29.8 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 34.54%
• Current HPI: 436.11
• 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

+129.2% since first listed

27 events — show timeline

• 2026-06-14 Pending — NTREIS
• 2026-06-01 Contingent — NTREIS
• 2026-05-14 Relisted — NTREIS
• 2026-05-05 Contingent — NTREIS
• 2026-04-24 Listed $149,000 NTREIS
• 2026-04-16 Listing Removed — NTREIS
• 2026-04-15 Relisted — NTREIS
• 2026-04-10 Pending — NTREIS
• 2026-04-09 Contingent — NTREIS
• 2026-04-06 Pending — NTREIS
• 2026-04-02 Contingent — NTREIS
• 2026-02-05 Listed $169,900 NTREIS
• 2025-12-29 Listing Removed — NTREIS
• 2025-12-02 Relisted — NTREIS
• 2025-11-25 Contingent — NTREIS
• 2025-10-27 Price Changed $177,500 NTREIS
• 2025-08-25 Price Changed $179,900 NTREIS
• 2025-07-31 Price Changed $182,500 NTREIS
• 2025-06-24 Listed $184,900 NTREIS
• 2021-05-03 Sold (Public Records) — Public Records
• 2021-04-30 Sold (MLS) — NTREIS
• 2021-01-19 Listed $144,900 NTREIS
• 2020-06-03 Sold (MLS) — NTREIS
• 2020-03-26 Listed $65,000 NTREIS
• 2020-03-25 Listing Removed — NTREIS
• 2019-12-20 Listed $65,000 NTREIS
• 2009-07-31 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $3,315 · +6.6% YoY. Source: county tax records.