3206 Ave A · Snyder, TX 79549

$31,000

1 bd · 1.0 ba · 900 sqft · SingleFamily public records · 12 Days on market

Built 1952 8,712 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
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Starter Home or Investment Property. Currently Leased. Available in package with 409 31st, 313 36th place, 2505 28th Street, 3206 Ave A and 3900 Muriel. The oil field will come back, get in while you can! 4 of these properties are currently leased with good tenants.

Key facts

• 8,712 sq ft lot
• Parking
• Built 1952

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $31k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $31k).

Location & tenants

• Location reads 61/100 on livability (#1,008 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, crime F.
• Snyder ISD (town): math 33% / reading 31% proficiency, ranked #577 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Snyder Int (math 42% / reading 28%, grade F, #1,965 of 4,322 statewide, top 46%, 362 students, 70% FRL); Snyder J H (math 24% / reading 27%, grade F, #1,236 of 1,662 statewide, top 76%, 594 students, 74% FRL); Snyder H S (math 27% / reading 40%, grade F, #1,011 of 1,632 statewide, top 63%, 709 students, 62% FRL) — zoned schools average 68% FRL vs 49% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 108 active listings in the ZIP; 32 units permitted in Scurry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $214 of loan paydown is wiped out by about $930 of value loss. Plan a longer hold.
• Scurry County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y ago; this cycle's ask is 3016% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $31,000

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 F 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. 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.
7. 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.
8. 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: 3.75% ✓
• Cap rate: 32.48%
• Cash-on-cash: 93.53%
• DSCR: 5.16
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $71,100
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 34th St	0.20mi	2/1.0 (+1)	822 (-9%)	8mo	$65,000	$79	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 94.4%
• Equity multiple: 5.39×
• Total profit: $38,101
• Equity at exit: $4,622

10-year hold

• IRR: 97.1%
• Equity multiple: 11.23×
• Total profit: $88,803
• Equity at exit: $2,680

Cash invested: $8,680 (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 79549

• Active inventory: 108
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$163
• Tax from tax record: −$66 /mo · $789/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $677

Break-even live

Break-even rent $305

Max offer price $31,000

Occupancy floor 37%

Sensitivity live

Price	-10% $694	-5% $685	+0% $677	+5% $668	+10% $659
Rent	-10% $585	-5% $631	+0% $677	+5% $722	+10% $768
Rate	-1.0pp $692	-0.5pp $684	base $677	+0.5pp $669	+1.0pp $660

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: $7,750
• Closing costs: $930
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-02
   historical $1,050
2. 2026-03-20
   price $1,050
3. 2026-03-18
   listed $995
4. 2026-03-01
   historical $995
5. 2025-12-02
   listed $995
6. 2025-04-08
   status Pending
7. 2025-03-29
   historical Active Under Contract
8. 2025-03-27
   listed $31,000 Active
9. 2017-08-24
   soldstatus 272-char remark

   Show marketing remark (272 chars)

   Great Starter Home or Investment Property. Currently Leased. Available in package with 409 31st, 313 36th place, 2505 28th Street, 3206 Ave A and 3900 Muriel. The oil field will come back, get in while you can! 4 of these properties are currently leased with good tenants.

10. 2016-12-20
    listed $40,500 272-char remark

    Show marketing remark (272 chars)

    Great Starter Home or Investment Property. Currently Leased. Available in package with 409 31st, 313 36th place, 2505 28th Street, 3206 Ave A and 3900 Muriel. The oil field will come back, get in while you can! 4 of these properties are currently leased with good tenants.

11. 2009-02-26
    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: $789 · $66/mo
• Projected year-2 tax: $789 · $66/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 · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $13,941
• − Mortgage interest: −$1,736
• − Property taxes: −$789
• − Insurance: −$155
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$902
• Taxable income: $8,128
• Est. tax owed @ 24.0%: −$1,951
• After-tax cash flow: $6,168/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: Snyder ISD
• NCES district ID: 4840650
• Math proficiency: 33% ▼ -4.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $48,075
• Composite: 27.69/100
• National rank: #6912
• State rank: #577 of 826 in TX

Livability — Snyder

• Score: 61/100
• State rank: #1008
• US rank: #17920

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Snyder, TX
• Population (ZIP): 15,505

Population outlook (Scurry County) Hauer SSP2

• Today (2025): 18,819 people
• By 2030: 19,548 · +3.9%
• By 2040: 21,178 · +12.5%
• By 2050: 22,980 · +22.1%
• By 2075: 27,055 · +43.8%
• By 2100: 28,065 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 48% Hispanic / Latino 44% Two or more races 14% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 75% English-only · Spanish 25%

Political lean MEDSL · Scurry

• 2024 margin: Solid R (+73.6) · D 12.8% · R 86.5%
• 2008→2024 swing: -13.9pp toward R · 2008: -59.7pp · 2024: -73.6pp
• All cycles: 2024: R+73.6 2020: R+71.0 2016: R+69.8 2012: R+65.4 2008: R+59.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.76%
• Current HPI: 137.2297
• 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

-97.4% since first listed

11 events — show timeline

• 2026-04-02 Rental Removed $1,050 APPFOLIO
• 2026-03-20 Price Changed $1,050 APPFOLIO
• 2026-03-18 Listed for Rent $995 APPFOLIO
• 2026-03-01 Rental Removed $995 APPFOLIO
• 2025-12-02 Listed for Rent $995 APPFOLIO
• 2025-04-08 Pending — PBBOR
• 2025-03-29 Contingent — PBBOR
• 2025-03-27 Listed $31,000 PBBOR
• 2017-08-24 Sold (MLS) — LARMLS
• 2016-12-20 Listed $40,500 LARMLS
• 2009-02-26 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $789 · +3.7% YoY. Source: county tax records.