1011 Wayland · Plainview, TX 79072

$93,000

3 bd · 2.0 ba · 1,882 sqft · SingleFamily public records · 267 Days on market

Built 1974 8,400 sqft lot $49/sqft · 30% above area Est $71k · 30% over ↓ 26% since listing

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Why this score? — see what drove the C- 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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +7.8/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a 4 bedroom under $100k? Here it is! This thoughtfully laid out home, renovated in 2018, has 4 bedrooms, 2 baths, on a corner lot. Great for investment or a new homeowner. Schedule your tour today!

Key facts

• 8,400 sq ft lot
• Parking
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#393 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime C-, health & safety C-.
• Plainview ISD (town): math 41% / reading 37% proficiency, ranked #445 of 826 in TX (top 54%) — 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: 150 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 13 units permitted in Hale County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $643 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hale County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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

• Watch-outs: property tax is 2.7% of price.

Recommended offer $81,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.62%
• DSCR: 1.43
• GRM: 6.5

CMA / ARV

• ARV (median comp): $71,425
• List price: $93,000
• Delta: 30.21%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-1,699
• Equity at exit: $13,867

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $15,943
• Equity at exit: $8,041

Cash invested: $26,040 (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 79072

• Active inventory: 150
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$207 /mo · $2,483/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $209

Break-even live

Break-even rent $928

Max offer price $93,000

Occupancy floor 77%

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1706 Yonkers St Plainview, TX	2.0	1.5	1280	$1,050	$0.82	43d	1	0.58mi

Listing history 10 events

1. 2026-06-02
   days on market $93,000 Active 267 DOM
2. 2026-06-01
   days on market $93,000 Active 266 DOM
3. 2026-05-31
   days on market $93,000 Active 265 DOM
4. 2026-05-30
   days on market $93,000 Active 264 DOM
5. 2025-09-08
   listed $93,000 Active 210-char remark

   Show marketing remark (210 chars)

   Looking for a 4 bedroom under $100k? Here it is! This thoughtfully laid out home, renovated in 2018, has 4 bedrooms, 2 baths, on a corner lot. Great for investment or a new homeowner. Schedule your tour today!

6. 2024-03-20
   listed Active Under Contract
7. 2019-04-23
   listed $126,400
8. 2010-09-30
   soldstatus
9. 2010-09-28
   soldstatus
10. 2000-08-09
    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: $2,483 · $207/mo
• Projected year-2 tax: $2,483 · $207/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,312
• − Mortgage interest: −$5,209
• − Property taxes: −$2,483
• − Insurance: −$465
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$2,705
• Taxable income: $1,158
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $2,227/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: Plainview ISD
• NCES district ID: 4835070
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $41,146
• Composite: 32.85/100
• National rank: #5615
• State rank: #445 of 826 in TX

Livability — Plainview

• Score: 69/100
• State rank: #393
• US rank: #8233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plainview, TX
• County: Hale County · 25,389 people
• City population: 25,389
• Metro: Plainview, TX
• Population (ZIP): 25,389
• Household income: $47,255
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 1015.0

Population outlook (Hale County) Hauer SSP2

• Today (2025): 30,851 people
• By 2030: 29,158 · -5.5%
• By 2040: 25,681 · -16.8%
• By 2050: 22,420 · -27.3%
• By 2075: 15,857 · -48.6%
• By 2100: 10,500 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 29% Two or more races 19% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Italian 1% Russian 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 63% English-only · Spanish 36%

Political lean MEDSL · Hale

• 2024 margin: Solid R (+58.0) · D 20.5% · R 78.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -44.9pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+51.1 2016: R+48.4 2012: R+47.8 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -120.38%
• Current HPI: 127.9276
• Rent YoY: —
• Metro: Plainview, TX
• 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

-26.4% since first listed

6 events — show timeline

• 2025-09-08 Listed $93,000 LARMLS
• 2024-03-20 Listed — PARMLS
• 2019-04-23 Listed $126,400 PARMLS
• 2010-09-30 Sold (Public Records) — Public Records
• 2010-09-28 Sold (Public Records) — Public Records
• 2000-08-09 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,483 · -3.0% YoY. Source: county tax records.