610 Trumbull Ave · Spur, TX 79370

$45,000

2 bd · 1.0 ba · 716 sqft · SingleFamily public records · 426 Days on market

Built 1960 8,250 sqft lot ↓ 24% since listing

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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 +6.7/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Massive Newer Shop (26x40) plus a nearly completed renovated home. Newer Electrical Panel, Service Meter, Electrical Mask, Water Line, Gas Line, some newer windows, 200 amp panel, hard wood floors, some building materials are in shop to help the new owner. Cheap Property taxes. Great Investment for your rental portfolio, 1st time home buyers, or to down size and save money on utilities bills and have a shop for all of your toys. Yard large enough to build an addition. Separate storage shed also conveys.

Key facts

• Hard wood floors
• Renovated home
• 8,250 sq ft lot

Tags

• RENOVATED HOME
• NEWER ELECTRICAL PANEL
• HARD WOOD FLOORS
• SEPARATE STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($851 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,138 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, schools F, crime F.
• Spur ISD (rural): math 35% / reading 40% proficiency, ranked #841 of 1,141 in TX (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($311 loan paydown + $2k appreciation (3.4% local appreciation)).
• Dickens County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 426 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 426 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 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?
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: 1.89% ✓
• Cap rate: 15.81%
• Cash-on-cash: 33.98%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.4%
• Equity multiple: 3.32×
• Total profit: $29,206
• Equity at exit: $21,345

10-year hold

• IRR: 39.9%
• Equity multiple: 6.63×
• Total profit: $70,880
• Equity at exit: $33,786

Cash invested: $12,600 (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 79370

• Home prices YoY: 4.1%
• Active inventory: 14
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $851 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$61 /mo · $729/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $357

Break-even live

Break-even rent $399

Max offer price $45,000

Occupancy floor 53%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-03-20
   status Pending
2. 2026-01-16
   price $45,000
3. 2025-04-15
   price $55,000
4. 2025-01-18
   listed $59,000 Active

ⓘ 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: $729 · $61/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$95/yr (+$8/mo · 13.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $10,212
• − Mortgage interest: −$2,521
• − Property taxes: −$729
• − Insurance: −$225
• − Repairs & maintenance: −$817
• − Management: −$817
• − Depreciation: −$1,309
• Taxable income: $3,794
• Est. tax owed @ 24.0%: −$911
• After-tax cash flow: $3,371/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: Spur ISD
• NCES district ID: 4800002
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 40% ▲ 5.00%
• Median HH income: $36,631
• Composite: 33.67/100
• National rank: #10452
• State rank: #841 of 1141 in TX

Livability — Spur

• Score: 59/100
• State rank: #1138
• US rank: #20062

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spur, TX
• Population (ZIP): 1,217

Population outlook (Dickens County) Hauer SSP2

• Today (2025): 1,879 people
• By 2030: 1,720 · -8.5%
• By 2040: 1,443 · -23.2%
• By 2050: 1,249 · -33.5%
• By 2075: 971 · -48.3%
• By 2100: 774 · -58.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 32% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Slovak 3% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 3% · Canada
• Languages at home: 78% English-only · Spanish 22%

Political lean MEDSL · Dickens

• 2024 margin: Solid R (+70.3) · D 14.7% · R 85.0%
• 2008→2024 swing: -19.3pp toward R · 2008: -51.0pp · 2024: -70.3pp
• All cycles: 2024: R+70.3 2020: R+73.2 2016: R+69.0 2012: R+56.6 2008: R+51.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.44%
• Current HPI: 87.075
• 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

-23.7% since first listed

4 events — show timeline

• 2026-03-20 Pending — LARMLS
• 2026-01-16 Price Changed $45,000 LARMLS
• 2025-04-15 Price Changed $55,000 LARMLS
• 2025-01-18 Listed $59,000 LARMLS

Property tax history

+9.3%/yr

Latest (2025): $729 · +16.5% YoY. Source: county tax records.