1466 Private road 300H · Seminole, TX 79360

$60,000

2 bd · 1.0 ba · 640 sqft · Other · 30 Days on market

Built 2026 Excellent condition

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Livability +4.2/5.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand new 16 by 40 cabin style house with central heating and cooling system built with 2 bedrooms full bathroom laundry and pantry very nice house for small family or for someone how loves hunting. It is completely ready for move in with your desired appliance and furniture a 30gallon water heater is provided. price includes delivery within 30 miles of Seminole tx further out would be additional cost

Key facts

• Built 2026
• Listed 29 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $60k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($833 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 85/100 on livability (#7 in TX, #618 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D+, commute F.
• Seminole ISD (town): math 50% / reading 43% proficiency, ranked #228 of 826 in TX (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 227 active listings in the ZIP; 19 units permitted in Gaines County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Gaines County population projected at +58% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.39% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.37%
• DSCR: 1.77
• GRM: 6.0

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: 8.8%
• Equity multiple: 1.34×
• Total profit: $5,780
• Equity at exit: $8,946

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $25,029
• Equity at exit: $5,188

Cash invested: $16,800 (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 79360

• Active inventory: 227
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $833 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $243

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 66%

Sensitivity live

Price	-10% $285	-5% $264	+0% $243	+5% $222	+10% $202
Rent	-10% $177	-5% $210	+0% $243	+5% $276	+10% $309
Rate	-1.0pp $273	-0.5pp $258	base $243	+0.5pp $228	+1.0pp $212

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $60,000 Active 30 DOM
2. 2026-06-18
   days on market $60,000 Active 29 DOM
3. 2026-06-17
   days on market $60,000 Active 28 DOM
4. 2026-06-16
   days on market $60,000 Active 27 DOM
5. 2026-06-15
   days on market $60,000 Active 26 DOM
6. 2026-06-14
   days on market $60,000 Active 24 DOM
7. 2026-06-12
   days on market $60,000 Active 23 DOM
8. 2026-06-09
   days on market $60,000 Active 20 DOM
9. 2026-06-08
   days on market $60,000 Active 19 DOM
10. 2026-06-07
    days on market $60,000 Active 18 DOM
11. 2026-06-05
    days on market $60,000 Active 15 DOM
12. 2026-06-02
    days on market $60,000 Active 13 DOM
13. 2026-06-01
    days on market $60,000 Active 12 DOM
14. 2026-05-31
    days on market $60,000 Active 11 DOM
15. 2026-05-30
    days on market $60,000 Active 10 DOM
16. 2026-05-21
    listed $60,000 Active

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

Taxation est. · year 1

• Rental income: $9,993
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$799
• − Management: −$799
• − Depreciation: −$1,745
• Taxable income: $2,087
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $2,417/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 · 2 photos

Excellent 100/100 None rehab

This brand new cabin-style house is completely ready for move-in, with no visible repairs or maintenance needed. It offers a great opportunity for a small family or someone who loves hunting.

Schools (NCES district)

• District: Seminole ISD
• NCES district ID: 4839750
• Math proficiency: 50% ▲ 4.00%
• Reading proficiency: 43% ▲ 4.00%
• Median HH income: $53,745
• Composite: 40.28/100
• National rank: #3762
• State rank: #228 of 826 in TX

Livability — Seminole

• Score: 85/100
• State rank: #7
• US rank: #618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,284

Population outlook (Gaines County) Hauer SSP2

• Today (2025): 25,287 people
• By 2030: 27,989 · +10.7%
• By 2040: 33,895 · +34.0%
• By 2050: 40,001 · +58.2%
• By 2075: 55,259 · +118.5%
• By 2100: 65,681 · +159.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 32% Two or more races 12%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Polish 3% German 3% Scotch-Irish 3%
• Foreign-born: 27% · Canada
• Languages at home: 42% English-only · German/W. Germanic 43% Spanish 15%

Political lean MEDSL · Gaines

• 2024 margin: Solid R (+82.6) · D 8.4% · R 91.0%
• 2008→2024 swing: -15.4pp toward R · 2008: -67.2pp · 2024: -82.6pp
• All cycles: 2024: R+82.6 2020: R+79.7 2016: R+71.8 2012: R+72.5 2008: R+67.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -112.01%
• Current HPI: 171.5513
• 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

1 event — show timeline

• 2026-05-21 Listed $60,000 FSBO.com