303 N Gaines Ave · Tulia, TX 79088

$35,000

2 bd · 1.0 ba · 688 sqft · SingleFamily public records · 163 Days on market

Built 1960 7,500 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

This home is currently rented. This cute 2-bedroom, 1-bath home is a great fit for a first-time home buyer or real estate investor looking for a move-in-ready property. Recently updated with luxury vinyl plank flooring, and marble-look shower tile the home offers a clean, modern look that's durable, low maintenance and ideal for everyday living. For homeowners, it's an affordable home with updates already done—so you can move in and enjoy it right away. For investors, this property offers strong rental income potential and broad appeal for long-term tenants.

Key facts

• 7,500 sq ft lot
• Built 1960
• Listed 163 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($599 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,297 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime D-, amenities F.
• Tulia ISD (town): math 22% / reading 21% proficiency, ranked #768 of 826 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 47 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• In year one you build about $682 of equity ($242 loan paydown + $440 appreciation (1.3% local appreciation)).
• Swisher County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.71% ✓
• Cap rate: 13.87%
• Cash-on-cash: 27.08%
• DSCR: 2.20
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 2.55×
• Total profit: $15,193
• Equity at exit: $12,417

10-year hold

• IRR: 32.1%
• Equity multiple: 4.93×
• Total profit: $38,547
• Equity at exit: $16,870

Cash invested: $9,800 (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 79088

• Home prices YoY: 0.8%
• Active inventory: 47
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $599 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$54 /mo · $648/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$126
• Net cashflow: $221

Break-even live

Break-even rent $319

Max offer price $35,000

Occupancy floor 58%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 S Austin Ave Tulia, TX	2.0	1.0	700	$599	$0.86	21d	1	1.04mi

Listing history 17 events

1. 2026-06-18
   days on market $35,000 Active 163 DOM
2. 2026-06-17
   days on market $35,000 Active 162 DOM
3. 2026-06-16
   days on market $35,000 Active 161 DOM
4. 2026-06-15
   days on market $35,000 Active 160 DOM
5. 2026-06-15
   days on market $35,000 Active 159 DOM
6. 2026-06-13
   days on market $35,000 Active 158 DOM
7. 2026-06-12
   days on market $35,000 Active 157 DOM
8. 2026-06-09
   days on market $35,000 Active 154 DOM
9. 2026-06-08
   days on market $35,000 Active 153 DOM
10. 2026-06-08
    days on market $35,000 Active 152 DOM
11. 2026-06-07
    days on market $35,000 Active 151 DOM
12. 2026-06-03
    days on market $35,000 Active 148 DOM
13. 2026-06-02
    days on market $35,000 Active 147 DOM
14. 2026-06-01
    days on market $35,000 Active 146 DOM
15. 2026-05-31
    days on market $35,000 Active 145 DOM
16. 2026-01-02
    listed $35,000 Active

    Show marketing remark (570 chars)

    This home is currently rented. This cute 2-bedroom, 1-bath home is a great fit for a first-time home buyer or real estate investor looking for a move-in-ready property. Recently updated with luxury vinyl plank flooring, and marble-look shower tile the home offers a clean, modern look that's durable, low maintenance and ideal for everyday living. For homeowners, it's an affordable home with updates already done—so you can move in and enjoy it right away. For investors, this property offers strong rental income potential and broad appeal for long-term tenants.

17. 2026-01-02
    listed $35,000 Active 570-char remark

    Show marketing remark (570 chars)

    This home is currently rented. This cute 2-bedroom, 1-bath home is a great fit for a first-time home buyer or real estate investor looking for a move-in-ready property. Recently updated with luxury vinyl plank flooring, and marble-look shower tile the home offers a clean, modern look that's durable, low maintenance and ideal for everyday living. For homeowners, it's an affordable home with updates already done—so you can move in and enjoy it right away. For investors, this property offers strong rental income potential and broad appeal for long-term tenants.

ⓘ 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: $648 · $54/mo
• Projected year-2 tax: $648 · $54/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 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 6 d/yr ≥98°F today · 16 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: $7,188
• − Mortgage interest: −$1,961
• − Property taxes: −$648
• − Insurance: −$175
• − Repairs & maintenance: −$575
• − Management: −$575
• − Depreciation: −$1,018
• Taxable income: $2,237
• Est. tax owed @ 24.0%: −$537
• After-tax cash flow: $2,117/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: Tulia ISD
• NCES district ID: 4843320
• Math proficiency: 22% ▼ -9.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $36,346
• Composite: 17.86/100
• National rank: #9004
• State rank: #768 of 826 in TX

Livability — Tulia

• Score: 56/100
• State rank: #1297
• US rank: #22536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tulia, TX
• Population (ZIP): 5,315

Population outlook (Swisher County) Hauer SSP2

• Today (2025): 7,108 people
• By 2030: 6,928 · -2.5%
• By 2040: 6,468 · -9.0%
• By 2050: 6,017 · -15.3%
• By 2075: 4,875 · -31.4%
• By 2100: 3,447 · -51.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 45% White 39% Two or more races 16% Black 10%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Romanian 1% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 71% English-only · Spanish 29%

Political lean MEDSL · Swisher

• 2024 margin: Solid R (+63.5) · D 17.8% · R 81.2%
• 2008→2024 swing: -29.1pp toward R · 2008: -34.3pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+58.0 2016: R+55.2 2012: R+47.5 2008: R+34.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.26%
• Current HPI: 158.3302
• 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

+0.0% since first listed

2 events — show timeline

• 2026-01-02 Listed $35,000 LARMLS
• 2026-01-02 Listed $35,000 LARMLS

Property tax history

+11.8%/yr

Latest (2025): $648 · +9.5% YoY. Source: county tax records.