1116 E Bynum Ln · Brownfield, TX 79316

$145,000

2 bd · 2.0 ba · 1,064 sqft · Manufactured · 37 Days on market

Built 1982 Fair condition 3.12 ac lot ↓ 3% since listing

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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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you have been looking for a little piece of country with all the amenities of town, then this home is for you! This home is located right outside of city limits, on a little over 3 acres, with some great extra's. There is a round pen as well as an animal shed with a tack room, in addition to the tool shed and oversized carport. The home has been gently lived in. A few updates have been made already, such as a new microwave and garbage disposal, as well as a new propane tank. All other appliances are in working order as well. In the backyard are 3 pecan trees, as well as established trees in front. The owner is offering $2000 for new flooring as well! Please bring ALL offers!

Key facts

• Over 3 acres
• New flooring
• Move in ready

Tags

• MOVE IN READY
• QUICK ACCESS TO SCHOOLS
• OVER 3 ACRES
• MODERATELY UPDATED
• NEW FLOORING
• UPDATED KITCHEN COUNTERTOPS

Property features AI

Exterior

• Parking: Attached carport; 2 carport spaces
• Utilities: Private water source; Septic tank sewer; Propane for utilities/heating
• Home design: Manufactured home (residential); Updated/remodeled
• Construction: Vinyl siding; Metal roof; Foundation: See remarks; Built as a manufactured home
• Exterior features: Storage; Shed(s); Fenced backyard

Interior

• Kitchen: Microwave; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Central air; Ceiling fan(s) for cooling
• Interior features: Ceiling fans; Double vanity; Kitchen island
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#298 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities D, commute F.
• Brownfield ISD (town): math 26% / reading 27% proficiency, ranked #704 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Brownfield Middle (math 24% / reading 28%, grade F, #1,222 of 1,662 statewide, top 74%, 354 students, 83% FRL); Brownfield H S (math 37% / reading 32%, grade F, #963 of 1,632 statewide, top 61%, 443 students, 78% FRL).
• Market conditions: 89 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in Terry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Terry County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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?
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: 1.03% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 8.1

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-11,822
• Equity at exit: $21,620

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $4,800
• Equity at exit: $12,537

Cash invested: $40,600 (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 79316

• Active inventory: 89
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $183

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 83%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 E Yucca Ln Brownfield, TX	3.0	2.0	1068	$1,500	$1.40	44d	1	0.50mi

Listing history 21 events

1. 2026-06-18
   days on market $145,000 Active 37 DOM
2. 2026-06-17
   days on market $145,000 Active 36 DOM
3. 2026-06-16
   days on market $145,000 Active 35 DOM
4. 2026-06-15
   days on market $145,000 Active 34 DOM
5. 2026-06-13
   days on market $145,000 Active 32 DOM
6. 2026-06-12
   days on market $145,000 Active 31 DOM
7. 2026-06-09
   days on market $145,000 Active 28 DOM
8. 2026-06-08
   days on market $145,000 Active 27 DOM
9. 2026-06-08
   days on market $145,000 Active 26 DOM
10. 2026-06-07
    days on market $145,000 Active 25 DOM
11. 2026-06-03
    days on market $145,000 Active 22 DOM
12. 2026-06-02
    days on market $145,000 Active 21 DOM
13. 2026-06-01
    days on market $145,000 Active 20 DOM
14. 2026-05-31
    days on market $145,000 Active 19 DOM
15. 2026-04-29
    listed $145,000 Active 1386-char remark
16. 2023-09-15
    soldstatus Closed 686-char remark

    Show marketing remark (686 chars)

    If you have been looking for a little piece of country with all the amenities of town, then this home is for you! This home is located right outside of city limits, on a little over 3 acres, with some great extra's. There is a round pen as well as an animal shed with a tack room, in addition to the tool shed and oversized carport. The home has been gently lived in. A few updates have been made already, such as a new microwave and garbage disposal, as well as a new propane tank. All other appliances are in working order as well. In the backyard are 3 pecan trees, as well as established trees in front. The owner is offering $2000 for new flooring as well! Please bring ALL offers!

17. 2023-09-02
    status Pending 686-char remark

    Show marketing remark (686 chars)

    If you have been looking for a little piece of country with all the amenities of town, then this home is for you! This home is located right outside of city limits, on a little over 3 acres, with some great extra's. There is a round pen as well as an animal shed with a tack room, in addition to the tool shed and oversized carport. The home has been gently lived in. A few updates have been made already, such as a new microwave and garbage disposal, as well as a new propane tank. All other appliances are in working order as well. In the backyard are 3 pecan trees, as well as established trees in front. The owner is offering $2000 for new flooring as well! Please bring ALL offers!

18. 2023-08-24
    status Active 686-char remark

    Show marketing remark (686 chars)

    If you have been looking for a little piece of country with all the amenities of town, then this home is for you! This home is located right outside of city limits, on a little over 3 acres, with some great extra's. There is a round pen as well as an animal shed with a tack room, in addition to the tool shed and oversized carport. The home has been gently lived in. A few updates have been made already, such as a new microwave and garbage disposal, as well as a new propane tank. All other appliances are in working order as well. In the backyard are 3 pecan trees, as well as established trees in front. The owner is offering $2000 for new flooring as well! Please bring ALL offers!

19. 2023-08-06
    historical 686-char remark

    Show marketing remark (686 chars)

    If you have been looking for a little piece of country with all the amenities of town, then this home is for you! This home is located right outside of city limits, on a little over 3 acres, with some great extra's. There is a round pen as well as an animal shed with a tack room, in addition to the tool shed and oversized carport. The home has been gently lived in. A few updates have been made already, such as a new microwave and garbage disposal, as well as a new propane tank. All other appliances are in working order as well. In the backyard are 3 pecan trees, as well as established trees in front. The owner is offering $2000 for new flooring as well! Please bring ALL offers!

20. 2023-08-03
    price $135,000 686-char remark

    Show marketing remark (686 chars)

    If you have been looking for a little piece of country with all the amenities of town, then this home is for you! This home is located right outside of city limits, on a little over 3 acres, with some great extra's. There is a round pen as well as an animal shed with a tack room, in addition to the tool shed and oversized carport. The home has been gently lived in. A few updates have been made already, such as a new microwave and garbage disposal, as well as a new propane tank. All other appliances are in working order as well. In the backyard are 3 pecan trees, as well as established trees in front. The owner is offering $2000 for new flooring as well! Please bring ALL offers!

21. 2023-06-29
    listed $150,000 Active 686-char remark

    Show marketing remark (686 chars)

    If you have been looking for a little piece of country with all the amenities of town, then this home is for you! This home is located right outside of city limits, on a little over 3 acres, with some great extra's. There is a round pen as well as an animal shed with a tack room, in addition to the tool shed and oversized carport. The home has been gently lived in. A few updates have been made already, such as a new microwave and garbage disposal, as well as a new propane tank. All other appliances are in working order as well. In the backyard are 3 pecan trees, as well as established trees in front. The owner is offering $2000 for new flooring as well! Please bring ALL offers!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,218
• Taxable loss: −$120
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $2,224/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, and landscaping.

Repairs flagged

• Major kitchen cabinets — Worn and outdated
• Major kitchen countertops — Worn and outdated
• Major kitchen appliances — Outdated and worn
• Major bathroom fixtures — Small and outdated
• Major landscaping — Overgrown and lack of landscaping

Value-add opportunities

• Resale New kitchen cabinets and countertops — Modernizes the kitchen and improves functionality
• Resale New kitchen appliances — Modernizes the kitchen and improves functionality
• Resale New bathroom fixtures — Modernizes the bathroom and improves functionality
• Both Landscaping — Enhances curb appeal and property value
• Resale Paint interior walls — Modernizes the interior and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn and outdated	Major	$15,000–50,000
kitchen countertops · Worn and outdated	Major	$15,000–50,000
kitchen appliances · Outdated and worn	Major	$15,000–50,000
bathroom fixtures · Small and outdated	Major	$15,000–50,000
landscaping · Overgrown and lack of landscaping	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale New kitchen cabinets and countertops — Modernizes the kitchen and improves functionality ↑
• Resale New kitchen appliances — Modernizes the kitchen and improves functionality ↑
• Resale New bathroom fixtures — Modernizes the bathroom and improves functionality ↑
• Both Landscaping — Enhances curb appeal and property value ↑
• Resale Paint interior walls — Modernizes the interior and improves functionality ↑

ⓘ 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: Brownfield ISD
• NCES district ID: 4811610
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 27% ▲ 1.00%
• Median HH income: $37,385
• Composite: 22.1/100
• National rank: #8180
• State rank: #704 of 826 in TX

Livability — Brownfield

• Score: 71/100
• State rank: #298
• US rank: #6822

Category grades

Amenities D 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

• Population (ZIP): 9,907

Population outlook (Terry County) Hauer SSP2

• Today (2025): 13,220 people
• By 2030: 13,500 · +2.1%
• By 2040: 14,327 · +8.4%
• By 2050: 15,340 · +16.0%
• By 2075: 18,459 · +39.6%
• By 2100: 20,433 · +54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (57%)
• Race & ethnicity: Hispanic / Latino 57% White 37% Two or more races 32% Black 5%
• Hispanic origin (detail): Mexican 47%
• Common ancestry: Italian 2% Slovak 1% German 1%
• Foreign-born: 8% · Canada
• Languages at home: 63% English-only · Spanish 34% German/W. Germanic 2%

Political lean MEDSL · Terry

• 2024 margin: Solid R (+65.2) · D 17.2% · R 82.3%
• 2008→2024 swing: -30.1pp toward R · 2008: -35.0pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+56.9 2016: R+49.4 2012: R+41.6 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.34%
• Current HPI: 104.1813
• 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

-3.3% since first listed

7 events — show timeline

• 2026-04-29 Listed $145,000 LARMLS
• 2023-09-15 Sold (MLS) — LARMLS
• 2023-09-02 Pending — LARMLS
• 2023-08-24 Relisted — LARMLS
• 2023-08-06 Delisted — LARMLS
• 2023-08-03 Price Changed $135,000 LARMLS
• 2023-06-29 Listed $150,000 LARMLS