530 S Main St · Booker, TX 79005

$89,900

3 bd · 1.0 ba · 1,168 sqft · SingleFamily · 155 Days on market

Built 1960 Good condition 7,000 sqft lot ↓ 9% 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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Appreciation +6.6/10.0
• Schools +5.2/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Home that was nicely updated within the last 2 years with wide open living spaces. Replaced flooring, texture, paint. Central heat/air. Near school.

Key facts

• Near school
• Updated home
• Central heat air

Tags

• UPDATED HOME
• WIDE OPEN LIVING SPACE
• CENTRAL HEAT AIR
• NEAR SCHOOL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#394 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Booker ISD (rural): math 69% / reading 48% proficiency, ranked #146 of 1,141 in TX (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Kirksey El (math 72% / reading 62%, grade B+, #199 of 4,322 statewide, top 5%, 163 students, 60% FRL); Booker Jh/H S (math 57% / reading 47%, grade D+, #447 of 1,632 statewide, top 29%, 180 students, 55% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($622 loan paydown + $3k appreciation (3.3% local appreciation)).
• Lipscomb County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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. 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: 1.17% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 2.01×
• Total profit: $25,455
• Equity at exit: $41,849

10-year hold

• IRR: 18.7%
• Equity multiple: 3.80×
• Total profit: $70,414
• Equity at exit: $65,626

Cash invested: $25,172 (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 79005

• Home prices YoY: 4.1%
• Active inventory: 7
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $208

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 75%

Sensitivity live

Price	-10% $270	-5% $239	+0% $208	+5% $177	+10% $146
Rent	-10% $125	-5% $167	+0% $208	+5% $250	+10% $291
Rate	-1.0pp $254	-0.5pp $231	base $208	+0.5pp $185	+1.0pp $161

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $89,900 Active 155 DOM
2. 2026-06-21
   days on market $89,900 Active 154 DOM
3. 2026-06-18
   days on market $89,900 Active 152 DOM
4. 2026-06-17
   days on market $89,900 Active 151 DOM
5. 2026-06-16
   days on market $89,900 Active 150 DOM
6. 2026-06-15
   days on market $89,900 Active 149 DOM
7. 2026-06-13
   days on market $89,900 Active 147 DOM
8. 2026-06-12
   pricedays on market $89,900 Active 146 DOM
9. 2026-06-09
   days on market $95,000 Active 143 DOM
10. 2026-06-08
    days on market $95,000 Active 142 DOM
11. 2026-06-08
    days on market $95,000 Active 141 DOM
12. 2026-06-07
    days on market $95,000 Active 140 DOM
13. 2026-06-03
    days on market $95,000 Active 137 DOM
14. 2026-06-02
    days on market $95,000 Active 136 DOM
15. 2026-06-01
    days on market $95,000 Active 135 DOM
16. 2026-05-31
    days on market $95,000 Active 134 DOM
17. 2026-05-19
    price $95,000 149-char remark

    Show marketing remark (149 chars)

    Home that was nicely updated within the last 2 years with wide open living spaces. Replaced flooring, texture, paint. Central heat/air. Near school.

18. 2026-01-17
    listed $98,000 Active 149-char remark

    Show marketing remark (149 chars)

    Home that was nicely updated within the last 2 years with wide open living spaces. Replaced flooring, texture, paint. Central heat/air. Near school.

19. 2025-10-04
    price $99,900
20. 2025-08-18
    price $104,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 6 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,602
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,615
• Taxable income: $1,136
• Est. tax owed @ 24.0%: −$273
• 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.

Condition & rehab AI · 5 photos

Good 75/100 Cosmetic rehab

This single-family home has been updated within the last 2 years with fresh paint, new flooring, and updated appliances, making it move-in ready with good curb appeal.

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping improves curb appeal and adds value
• Both Lighting upgrades — Modern lighting fixtures can enhance the home's appeal and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and adds value ↑
• Both Lighting upgrades — Modern lighting fixtures can enhance the home's appeal and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Booker ISD
• NCES district ID: 4810830
• Math proficiency: 69% ▲ 9.00%
• Reading proficiency: 48% ▲ 3.00%
• Median HH income: $58,274
• Composite: 52.33/100
• National rank: #3433
• State rank: #146 of 1141 in TX

Livability — Booker

• Score: 69/100
• State rank: #394
• US rank: #8240

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Booker, TX
• Population (ZIP): 1,519

Population outlook (Lipscomb County) Hauer SSP2

• Today (2025): 4,045 people
• By 2030: 4,275 · +5.7%
• By 2040: 4,723 · +16.8%
• By 2050: 5,121 · +26.6%
• By 2075: 5,959 · +47.3%
• By 2100: 6,040 · +49.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (57%)
• Race & ethnicity: Hispanic / Latino 57% White 38% Two or more races 16%
• Hispanic origin (detail): Mexican 47%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 25% · Canada
• Languages at home: 49% English-only · Spanish 49% Tagalog/Filipino 1%

Political lean MEDSL · Lipscomb

• 2024 margin: Solid R (+79.6) · D 9.8% · R 89.4%
• 2008→2024 swing: -4.9pp toward R · 2008: -74.7pp · 2024: -79.6pp
• All cycles: 2024: R+79.6 2020: R+79.4 2016: R+77.5 2012: R+79.2 2008: R+74.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.28%
• Current HPI: 82.747
• 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

-8.7% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $95,000 AARMLS
• 2026-01-17 Listed $98,000 AARMLS
• 2025-10-04 Price Changed $99,900 AARMLS
• 2025-08-18 Price Changed $104,000 AARMLS