108 11th St · Plains, TX 79355

$120,000

3 bd · 1.0 ba · 910 sqft · SingleFamily public records · 8 Days on market

Built 2007 5,575 sqft lot

---

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 +10.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Perfect starter home! 3 bedroom, 1 bath, and very well taken care of. You don't want to miss this one!

Key facts

• 5,575 sq ft lot
• Built 2007
• Listed 8 days

Property features AI

Exterior

• Parking: Driveway
• Home design: Single-family residence; Single story
• Construction: Slab foundation; Unknown construction materials
• Exterior features: Front porch; Side porch; Chain link fencing around the back yard; Composition roof; Paved road access

Interior

• Kitchen: Free‑standing electric range; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Ceiling fans
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-56 ($-667/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (20.9% below list).
• Recommended offer: $95k (20.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#992 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: employment D, amenities F, commute F.
• Plains ISD (rural): math 33% / reading 32% proficiency, ranked #560 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Plains El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 203 students, 66% FRL); Plains Middle (math 32% / reading 32%, grade F, #971 of 1,662 statewide, top 60%, 96 students, 69% FRL); Plains H S (math 54% / reading 44%, grade D, #509 of 1,632 statewide, top 34%, 132 students, 59% FRL) — zoned schools average 65% FRL vs 48% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 13 active listings in the ZIP; 6 units permitted in Yoakum County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($830 loan paydown + $3k appreciation (2.8% local appreciation)).
• Yoakum County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,871 (20.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
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: 0.79% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.28×
• Total profit: $9,341
• Equity at exit: $52,283

10-year hold

• IRR: 8.1%
• Equity multiple: 2.20×
• Total profit: $40,208
• Equity at exit: $79,296

Cash invested: $33,600 (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 79355

• Home prices YoY: 2.9%
• Active inventory: 13
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $949 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$126 /mo · $1,509/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $-56

Break-even live

Break-even rent $1,019

Max offer price $110,179

Occupancy floor —

Sensitivity live

Price	-10% $12	-5% $-22	+0% $-56	+5% $-90	+10% $-124
Rent	-10% $-131	-5% $-93	+0% $-56	+5% $-18	+10% $19
Rate	-1.0pp $5	-0.5pp $-25	base $-56	+0.5pp $-87	+1.0pp $-118

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $120,000 Active 8 DOM
2. 2026-06-21
   days on market $120,000 Active 7 DOM
3. 2026-06-18
   days on market $120,000 Active 5 DOM
4. 2026-06-17
   days on market $120,000 Active 4 DOM
5. 2026-06-16
   days on market $120,000 Active 3 DOM
6. 2026-06-15
   days on market $120,000 Active 2 DOM
7. 2026-06-13
   listed $120,000 Active 1 DOM

ⓘ 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: $1,509 · $126/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$687/yr (+$57/mo · 45.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 20 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: $11,385
• − Mortgage interest: −$6,722
• − Property taxes: −$1,509
• − Insurance: −$600
• − Repairs & maintenance: −$911
• − Management: −$911
• − Depreciation: −$3,491
• Taxable loss: −$2,759
• Est. tax savings @ 24.0%: +$662
• After-tax cash flow: $-5/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: Plains ISD
• NCES district ID: 4835040
• Math proficiency: 33% ▲ 5.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $50,109
• Composite: 28.3/100
• National rank: #6789
• State rank: #560 of 826 in TX

Livability — Plains

• Score: 61/100
• State rank: #992
• US rank: #17667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plains, TX
• Population (ZIP): 1,642

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 53% Two or more races 48% White 33% Asian 4%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Italian 3% Slovak 2%
• Foreign-born: 18% · Canada
• Languages at home: 57% English-only · Spanish 39% Other Indo-European 2% German/W. Germanic 1%

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: ▲ 2.75%
• Current HPI: 98.6188
• 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

+89.0% since first listed

5 events — show timeline

• 2026-06-07 Listed $120,000 LARMLS
• 2018-07-11 Sold (Public Records) — Public Records
• 2018-07-05 Sold (MLS) — LARMLS
• 2018-03-05 Listed $63,500 LARMLS
• 2009-10-01 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,509 · +12.2% YoY. Source: county tax records.