702 N Ave O · Lamesa, TX 79331

$55,000

3 bd · 1.0 ba · 891 sqft · SingleFamily public records · 245 Days on market

Built 1950 7,013 sqft lot $62/sqft · at area comps Est $53k · at est.

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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 +5.8/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Starter 3 bedroom 1 bath 891 sq ft home in Lamesa. New Roof 2024, new windows, updated electrical and plumbing, attached carport, corner lot, chain link fence, and utility room in attached storage. Stove and Refrigerator convey. 3 window units available and wall furnace heater.

Key facts

• Updated electrical
• Attached carport
• New roof

Tags

• NEW ROOF
• NEW WINDOWS
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• ATTACHED CARPORT
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#445 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D, amenities F.
• Lamesa ISD (town): math 19% / reading 26% proficiency, ranked #755 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 51 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1 units permitted in Dawson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $15k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 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 1950 — 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 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?
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: 2.00% ✓
• Cap rate: 16.99%
• Cash-on-cash: 38.21%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (median comp): $52,985
• List price: $55,000
• Delta: 3.80%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.3%
• Equity multiple: 2.45×
• Total profit: $22,332
• Equity at exit: $8,201

10-year hold

• IRR: 41.2%
• Equity multiple: 4.88×
• Total profit: $59,721
• Equity at exit: $4,755

Cash invested: $15,400 (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 79331

• Active inventory: 51
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $490

Break-even live

Break-even rent $479

Max offer price $55,000

Occupancy floor 50%

Sensitivity live

Price	-10% $521	-5% $506	+0% $490	+5% $475	+10% $459
Rent	-10% $403	-5% $447	+0% $490	+5% $534	+10% $577
Rate	-1.0pp $518	-0.5pp $504	base $490	+0.5pp $476	+1.0pp $462

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1105 S 12th St Lamesa, TX	3.0	1.0	960	$1,100	$1.15	44d	1	1.26mi

Listing history 28 events

1. 2026-06-21
   days on market $55,000 Active 245 DOM
2. 2026-06-18
   days on market $55,000 Active 243 DOM
3. 2026-06-17
   days on market $55,000 Active 242 DOM
4. 2026-06-16
   days on market $55,000 Active 241 DOM
5. 2026-06-15
   days on market $55,000 Active 240 DOM
6. 2026-06-13
   days on market $55,000 Active 238 DOM
7. 2026-06-12
   days on market $55,000 Active 237 DOM
8. 2026-06-10
   days on market $55,000 Active 234 DOM
9. 2026-06-09
   price $55,000 Active 233 DOM
10. 2026-06-08
    days on market $65,000 Active 233 DOM
11. 2026-06-08
    days on market $65,000 Active 232 DOM
12. 2026-06-05
    days on market $65,000 Active 230 DOM
13. 2026-06-03
    days on market $65,000 Active 228 DOM
14. 2026-06-02
    days on market $65,000 Active 227 DOM
15. 2026-06-01
    days on market $65,000 Active 226 DOM
16. 2026-05-31
    days on market $65,000 Active 225 DOM
17. 2026-05-03
    price $65,000 278-char remark

    Show marketing remark (278 chars)

    Starter 3 bedroom 1 bath 891 sq ft home in Lamesa. New Roof 2024, new windows, updated electrical and plumbing, attached carport, corner lot, chain link fence, and utility room in attached storage. Stove and Refrigerator convey. 3 window units available and wall furnace heater.

18. 2026-04-26
    status Active 278-char remark

    Show marketing remark (278 chars)

    Starter 3 bedroom 1 bath 891 sq ft home in Lamesa. New Roof 2024, new windows, updated electrical and plumbing, attached carport, corner lot, chain link fence, and utility room in attached storage. Stove and Refrigerator convey. 3 window units available and wall furnace heater.

19. 2026-04-17
    status Pending 278-char remark

    Show marketing remark (278 chars)

    Starter 3 bedroom 1 bath 891 sq ft home in Lamesa. New Roof 2024, new windows, updated electrical and plumbing, attached carport, corner lot, chain link fence, and utility room in attached storage. Stove and Refrigerator convey. 3 window units available and wall furnace heater.

20. 2025-10-09
    listed $70,000 Active 278-char remark

    Show marketing remark (278 chars)

    Starter 3 bedroom 1 bath 891 sq ft home in Lamesa. New Roof 2024, new windows, updated electrical and plumbing, attached carport, corner lot, chain link fence, and utility room in attached storage. Stove and Refrigerator convey. 3 window units available and wall furnace heater.

21. 2024-09-05
    price $75,000
22. 2023-08-03
    soldstatus
23. 2023-02-21
    soldstatus
24. 2022-08-01
    historical
25. 2022-06-06
    listed $50,000 Active
26. 2019-09-12
    soldstatus
27. 2019-09-12
    soldstatus
28. 2018-09-24
    listed $22,500

ⓘ 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: $808 · $67/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$198/yr (+$17/mo · 24.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,200
• − Mortgage interest: −$3,081
• − Property taxes: −$808
• − Insurance: −$275
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$1,600
• Taxable income: $5,324
• Est. tax owed @ 24.0%: −$1,278
• After-tax cash flow: $4,606/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: Lamesa ISD
• NCES district ID: 4826610
• Math proficiency: 19% ▼ -15.00%
• Reading proficiency: 26% ▬ 0.00%
• Median HH income: $38,346
• Composite: 18.85/100
• National rank: #8862
• State rank: #755 of 826 in TX

Livability — Lamesa

• Score: 69/100
• State rank: #445
• US rank: #9067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lamesa, TX
• Population (ZIP): 11,751

Population outlook (Dawson County) Hauer SSP2

• Today (2025): 12,411 people
• By 2030: 12,268 · -1.2%
• By 2040: 12,260 · -1.2%
• By 2050: 12,117 · -2.4%
• By 2075: 11,504 · -7.3%
• By 2100: 10,176 · -18.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 56% White 34% Two or more races 24% Black 7%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Lithuanian 2% Polish 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 65% English-only · Spanish 32% German/W. Germanic 2%

Political lean MEDSL · Dawson

• 2024 margin: Solid R (+61.0) · D 19.0% · R 80.0%
• 2008→2024 swing: -18.2pp toward R · 2008: -42.8pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+56.6 2016: R+50.6 2012: R+43.2 2008: R+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.06%
• Current HPI: 135.9298
• 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

+188.9% since first listed

12 events — show timeline

• 2026-05-03 Price Changed $65,000 LARMLS
• 2026-04-26 Relisted — LARMLS
• 2026-04-17 Pending — LARMLS
• 2025-10-09 Listed $70,000 LARMLS
• 2024-09-05 Price Changed $75,000 LARMLS
• 2023-08-03 Sold (Public Records) — Public Records
• 2023-02-21 Sold (Public Records) — Public Records
• 2022-08-01 Listing Removed — NTREIS
• 2022-06-06 Listed $50,000 NTREIS
• 2019-09-12 Sold (Public Records) — Public Records
• 2019-09-12 Sold (MLS) — LARMLS
• 2018-09-24 Listed $22,500 LARMLS

Property tax history

+6.8%/yr

Latest (2025): $808 · -21.5% YoY. Source: county tax records.