516 N Ave F · Denver City, TX 79323

$250,000

6 bd · 6.0 ba · 3,700 sqft · MultiFamily · 208 Days on market

Built 1965 Fair condition 0.48 ac lot ↓ 29% 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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

516 & 518 N Ave F in Denver City. This property offers a quadruplex and a duplex with 6 units total, 1/1 in each unit. This property also offers an 8 year old gas line, new electrical boxes installed in 2025, a metal roof, a fridge and stove in each unit, and plenty of parking. Schedule your showing today!

Key facts

• Metal roof
• Plenty of parking
• Gas line

Tags

• QUADRUPLEX
• DUPLEX
• GAS LINE
• METAL ROOF
• FRIDGE AND STOVE
• PLENTY OF PARKING

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $250k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive. Per door: $47/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (7.8% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#223 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Denver City ISD (town): math 32% / reading 33% proficiency, ranked #547 of 826 in TX (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dodson Pri (347 students, 73% FRL); William G Gravitt J H (math 27% / reading 32%, grade F, #1,077 of 1,662 statewide, top 66%, 364 students, 63% FRL); Denver City H S (math 37% / reading 42%, grade F, #821 of 1,632 statewide, top 53%, 521 students, 47% FRL).
• Market conditions: 39 active listings in the ZIP; 6 units permitted in Yoakum County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Yoakum County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 9.0

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-34,536
• Equity at exit: $37,276

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-22,284
• Equity at exit: $21,615

Cash invested: $70,000 (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 79323

• Active inventory: 39
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $2,305 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $93

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 91%

Sensitivity live

Price	-10% $266	-5% $180	+0% $93	+5% $7	+10% $-80
Rent	-10% $-89	-5% $2	+0% $93	+5% $184	+10% $275
Rate	-1.0pp $219	-0.5pp $157	base $93	+0.5pp $28	+1.0pp $-37

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$2,306
Total (2 units)			$2,305

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $250,000 Active 208 DOM
2. 2026-06-21
   days on market $250,000 Active 207 DOM
3. 2026-06-18
   days on market $250,000 Active 205 DOM
4. 2026-06-17
   days on market $250,000 Active 204 DOM
5. 2026-06-16
   days on market $250,000 Active 203 DOM
6. 2026-06-15
   days on market $250,000 Active 202 DOM
7. 2026-06-13
   days on market $250,000 Active 200 DOM
8. 2026-06-12
   days on market $250,000 Active 199 DOM
9. 2026-06-09
   days on market $250,000 Active 196 DOM
10. 2026-06-08
    days on market $250,000 Active 195 DOM
11. 2026-06-08
    days on market $250,000 Active 194 DOM
12. 2026-06-05
    days on market $250,000 Active 192 DOM
13. 2026-06-03
    days on market $250,000 Active 190 DOM
14. 2026-06-02
    days on market $250,000 Active 189 DOM
15. 2026-06-01
    days on market $250,000 Active 188 DOM
16. 2026-05-31
    days on market $250,000 Active 187 DOM
17. 2026-04-03
    price $250,000 313-char remark

    Show marketing remark (313 chars)

    516 & 518 N Ave F in Denver City. This property offers a quadruplex and a duplex with 6 units total, 1/1 in each unit. This property also offers an 8 year old gas line, new electrical boxes installed in 2025, a metal roof, a fridge and stove in each unit, and plenty of parking. Schedule your showing today!

18. 2025-11-25
    listed $350,000 Active 313-char remark

    Show marketing remark (313 chars)

    516 & 518 N Ave F in Denver City. This property offers a quadruplex and a duplex with 6 units total, 1/1 in each unit. This property also offers an 8 year old gas line, new electrical boxes installed in 2025, a metal roof, a fridge and stove in each unit, and plenty of parking. Schedule your showing today!

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $27,660
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,213
• − Management: −$2,213
• − Depreciation: −$7,273
• Taxable loss: −$3,042
• Est. tax savings @ 24.0%: +$730
• After-tax cash flow: $1,849/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 multi-family property requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, exterior, and landscaping.

Repairs flagged

• Major kitchen cabinets — poor condition
• Major bathroom fixtures — poor condition
• Moderate exterior siding — weathered and discolored
• Major interior walls — dated wallpaper and peeling paint
• Major landscaping — bare yard and overgrown vegetation

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing kitchen will appeal to buyers and renters
• Both paint interior walls — fresh paint will improve curb appeal and interior aesthetics
• Both landscape yard — improved landscaping will enhance curb appeal and attract more tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · poor condition	Major	$15,000–50,000
bathroom fixtures · poor condition	Major	$15,000–50,000
exterior siding · weathered and discolored	Moderate	$3,000–15,000
interior walls · dated wallpaper and peeling paint	Major	$15,000–50,000
landscaping · bare yard and overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 5 items		$63,000–215,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing kitchen will appeal to buyers and renters ↑
• Both paint interior walls — fresh paint will improve curb appeal and interior aesthetics ↑
• Both landscape yard — improved landscaping will enhance curb appeal and attract more tenants ↑

ⓘ 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: Denver City ISD
• NCES district ID: 4816770
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $54,908
• Composite: 28.74/100
• National rank: #6677
• State rank: #547 of 826 in TX

Livability — Denver City

• Score: 73/100
• State rank: #223
• US rank: #5491

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Denver City, TX
• Population (ZIP): 7,115

Population outlook (Yoakum County) Hauer SSP2

• Today (2025): 9,976 people
• By 2030: 10,821 · +8.5%
• By 2040: 12,727 · +27.6%
• By 2050: 14,807 · +48.4%
• By 2075: 20,536 · +105.9%
• By 2100: 24,737 · +148.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (74%)
• Race & ethnicity: Hispanic / Latino 74% Two or more races 30% White 26% Native American 1%
• Hispanic origin (detail): Mexican 70%
• Common ancestry: German 3% Lithuanian 1% Serbian 1%
• Foreign-born: 24% · Canada
• Languages at home: 42% English-only · Spanish 52% German/W. Germanic 6%

Political lean MEDSL · Yoakum

• 2024 margin: Solid R (+70.9) · D 14.3% · R 85.2%
• 2008→2024 swing: -8.3pp toward R · 2008: -62.6pp · 2024: -70.9pp
• All cycles: 2024: R+70.9 2020: R+66.7 2016: R+59.6 2012: R+60.6 2008: R+62.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.51%
• Current HPI: 138.436
• 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

-28.6% since first listed

2 events — show timeline

• 2026-04-03 Price Changed $250,000 LARMLS
• 2025-11-25 Listed $350,000 LARMLS