109 W Crockett Ave · Loraine, TX 79532

$35,000

2 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 1 Days on market

Built 1937 Est $29k · 22% over

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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
• Appreciation +3.6/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

This home features a beautiful wrap-around porch and a nice big yard. While the house needs a little paint and is a bit outdated, it is beautiful and well-kept on the inside. The interior includes vinyl flooring and carpet throughout. The layout consists of 2 bedrooms and 1 bath, along with a bonus room, a separate utility room, and a basement. The living room also features a beautiful fireplace. Additionally, the property includes a separate one-car garage plus a storage room. Interior pictures will be available soon!

Key facts

• Big yard
• Vinyl flooring
• Utility room

Tags

• WRAP-AROUND PORCH
• BIG YARD
• VINYL FLOORING
• BONUS ROOM
• UTILITY ROOM
• BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($985 rent vs $35k).

Location & tenants

• Location reads 67/100 on livability (#571 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools F.
• Loraine ISD (rural): math 45% / reading 35% proficiency, ranked #749 of 1,141 in TX (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.8%/yr); year-one equity from $242 of loan paydown is wiped out by about $987 of value loss. Plan a longer hold.
• Mitchell County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-2.8% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,000

Questions for the listing agent

1. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 2.81% ✓
• Cap rate: 24.43%
• Cash-on-cash: 64.79%
• DSCR: 3.88
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $28,700
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
328 E Market Ave	0.30mi	3/1.0 (+1)	1,178 (+3%)	22mo	$30,000	$25	58

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

Projected returns pro-forma

-2.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.1%
• Equity multiple: 3.89×
• Total profit: $28,312
• Equity at exit: $5,500

10-year hold

• IRR: 68.4%
• Equity multiple: 7.97×
• Total profit: $68,352
• Equity at exit: $3,512

Cash invested: $9,800 (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 79532

• Home prices YoY: -4.1%
• Active inventory: 13
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $985 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$51 /mo · $613/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $529

Break-even live

Break-even rent $315

Max offer price $35,000

Occupancy floor 41%

Sensitivity live

Price	-10% $549	-5% $539	+0% $529	+5% $519	+10% $509
Rent	-10% $451	-5% $490	+0% $529	+5% $568	+10% $607
Rate	-1.0pp $547	-0.5pp $538	base $529	+0.5pp $520	+1.0pp $511

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-03-12
   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: $613 · $51/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: +$28/yr (+$2/mo · 4.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $11,822
• − Mortgage interest: −$1,961
• − Property taxes: −$613
• − Insurance: −$175
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$1,018
• Taxable income: $6,164
• Est. tax owed @ 24.0%: −$1,479
• After-tax cash flow: $4,870/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: Loraine ISD
• NCES district ID: 4828170
• Math proficiency: 45% ▼ -10.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $39,202
• Composite: 35.91/100
• National rank: #9578
• State rank: #749 of 1141 in TX

Livability — Loraine

• Score: 67/100
• State rank: #571
• US rank: #10948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Loraine, TX
• City population: 1,014
• Population (ZIP): 1,014

Population outlook (Mitchell County) Hauer SSP2

• Today (2025): 8,476 people
• By 2030: 8,723 · +2.9%
• By 2040: 9,046 · +6.7%
• By 2050: 9,200 · +8.5%
• By 2075: 8,936 · +5.4%
• By 2100: 7,978 · -5.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 48% White 43% Two or more races 17% Native American 4% Black 3%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Lithuanian 4% Hungarian 2%
• Foreign-born: 7% · Canada
• Languages at home: 77% English-only · Spanish 23%

Political lean MEDSL · Mitchell

• 2024 margin: Solid R (+71.3) · D 14.0% · R 85.3%
• 2008→2024 swing: -20.8pp toward R · 2008: -50.5pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+68.8 2016: R+65.2 2012: R+52.7 2008: R+50.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.82%
• Current HPI: 66.0081
• 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

Property tax history

-2.4%/yr

Latest (2025): $613 · -8.6% YoY. Source: county tax records.