934 Elmore St · Borger, TX 79007

$64,900

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 39 Days on market

Built 1950

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this Charming home to call your very own! First time home buyer? Just Married? What ever your need this home would be a fantastic start. Large fenced back yard with a newer shed, can be connected to electric. Priced right!! Per seller several updates.

Key facts

• 1-car carport
• Wood floors
• Central heat and air

Tags

• WOOD FLOORS
• CROWN MOLDING
• CENTRAL HEAT AND AIR
• FULLY EQUIPPED KITCHEN
• 1-CAR CARPORT
• HANDY SHOP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($772 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#268 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D, commute F.
• Borger ISD (town): math 43% / reading 41% proficiency, ranked #348 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gateway El (372 students, 64% FRL); Borger Middle (math 50% / reading 45%, grade C-, #408 of 1,662 statewide, top 25%, 381 students, 59% FRL); Borger H S (math 27% / reading 49%, grade F, #880 of 1,632 statewide, top 54%, 761 students, 50% FRL).
• Market conditions: 88 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 2 units permitted in Hutchinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.19% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.18%
• DSCR: 1.45
• GRM: 7.0

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-682
• Equity at exit: $9,677

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $12,113
• Equity at exit: $5,611

Cash invested: $18,172 (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 79007

• Active inventory: 88
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $772 high
• Mortgage (P&I): −$340
• Tax from tax record: −$88 /mo · $1,057/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $154

Break-even live

Break-even rent $577

Max offer price $64,900

Occupancy floor 75%

Sensitivity live

Price	-10% $191	-5% $173	+0% $154	+5% $136	+10% $117
Rent	-10% $93	-5% $124	+0% $154	+5% $185	+10% $215
Rate	-1.0pp $187	-0.5pp $171	base $154	+0.5pp $137	+1.0pp $120

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 Boyd St Unit NP-1404-C Borger, TX	1.0	1.0	650	$600	$0.92	45d	1	0.43mi
1401 Boyd St Unit NP-706-D Borger, TX	2.0	1.0	850	$750	$0.88	15d	1	0.43mi
702 Deahl St Borger, TX	1.0	1.0	700	$800	$1.14	45d	1	0.75mi
201 N McGee St Borger, TX	1.0	1.0	600	$800	$1.33	15d	1	0.93mi
607 W Wilson St Borger, TX	2.0	1.0	850	$1,200	$1.41	45d	1	1.30mi

Listing history 19 events

1. 2026-03-21
   status Pending
2. 2026-03-11
   historical Active Under Contract
3. 2026-02-10
   listed $64,900 Active
4. 2025-05-30
   price $79,900
5. 2025-05-23
   price $80,900
6. 2025-05-16
   price $81,900
7. 2025-05-09
   price $82,900
8. 2025-05-02
   price $83,900
9. 2025-04-25
   price $84,900
10. 2025-04-11
    price $85,900
11. 2025-04-04
    price $86,900
12. 2025-03-28
    price $87,900
13. 2025-03-21
    price $88,900
14. 2020-11-09
    soldstatus
15. 2020-11-04
    soldstatus 264-char remark

    Show marketing remark (264 chars)

    Come see this Charming home to call your very own! First time home buyer? Just Married? What ever your need this home would be a fantastic start. Large fenced back yard with a newer shed, can be connected to electric. Priced right!! Per seller several updates.

16. 2020-08-24
    listed $55,000 264-char remark

    Show marketing remark (264 chars)

    Come see this Charming home to call your very own! First time home buyer? Just Married? What ever your need this home would be a fantastic start. Large fenced back yard with a newer shed, can be connected to electric. Priced right!! Per seller several updates.

17. 2005-05-12
    soldstatus
18. 2005-04-21
    soldstatus
19. 2002-05-29
    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: $1,057 · $88/mo
• Projected year-2 tax: $1,188 · $99/mo
• Expected delta: +$130/yr (+$11/mo · 12.3%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 19 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: $9,261
• − Mortgage interest: −$3,635
• − Property taxes: −$1,057
• − Insurance: −$324
• − Repairs & maintenance: −$741
• − Management: −$741
• − Depreciation: −$1,888
• Taxable income: $874
• Est. tax owed @ 24.0%: −$210
• After-tax cash flow: $1,640/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: Borger ISD
• NCES district ID: 4810890
• Math proficiency: 43% ▼ -4.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $44,714
• Composite: 35.66/100
• National rank: #4879
• State rank: #348 of 826 in TX

Livability — Borger

• Score: 72/100
• State rank: #268
• US rank: #6266

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Borger, TX
• Population (ZIP): 13,927

Population outlook (Hutchinson County) Hauer SSP2

• Today (2025): 21,274 people
• By 2030: 21,089 · -0.9%
• By 2040: 20,938 · -1.6%
• By 2050: 20,999 · -1.3%
• By 2075: 21,433 · +0.7%
• By 2100: 21,243 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 32% Two or more races 19% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 79% English-only · Spanish 20%

Political lean MEDSL · Hutchinson

• 2024 margin: Solid R (+77.2) · D 11.1% · R 88.2%
• 2008→2024 swing: -8.2pp toward R · 2008: -68.9pp · 2024: -77.2pp
• All cycles: 2024: R+77.2 2020: R+76.6 2016: R+76.1 2012: R+72.7 2008: R+68.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.35%
• Current HPI: 114.1111
• 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

+18.0% since first listed

19 events — show timeline

• 2026-03-21 Pending — AARMLS
• 2026-03-11 Contingent — AARMLS
• 2026-02-10 Listed $64,900 AARMLS
• 2025-05-30 Price Changed $79,900 AARMLS
• 2025-05-23 Price Changed $80,900 AARMLS
• 2025-05-16 Price Changed $81,900 AARMLS
• 2025-05-09 Price Changed $82,900 AARMLS
• 2025-05-02 Price Changed $83,900 AARMLS
• 2025-04-25 Price Changed $84,900 AARMLS
• 2025-04-11 Price Changed $85,900 AARMLS
• 2025-04-04 Price Changed $86,900 AARMLS
• 2025-03-28 Price Changed $87,900 AARMLS
• 2025-03-21 Price Changed $88,900 AARMLS
• 2020-11-09 Sold (Public Records) — Public Records
• 2020-11-04 Sold (MLS) — AARMLS
• 2020-08-24 Listed $55,000 AARMLS
• 2005-05-12 Sold (Public Records) — Public Records
• 2005-04-21 Sold (Public Records) — Public Records
• 2002-05-29 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,057 · +2.3% YoY. Source: county tax records.