1813 N 5th St · Tahoka, TX 79373

$79,000

2 bd · 1.0 ba · 1,076 sqft · SingleFamily public records · 66 Days on market

Built 1965 8,668 sqft lot

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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 +21.0/30.0
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.8/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Experience small-town living at its finest! This beautifully updated home is move-in ready and full of charm. Recent upgrades include flooring, fresh paint, vanity, and more. Owner financing is available! Don't miss your chance—schedule your showing today!

Key facts

• 8,668 sq ft lot
• Garage
• Built 1965

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#688 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Tahoka ISD (town): math 51% / reading 36% proficiency, ranked #313 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tahoka El (math 57% / reading 42%, grade D, #865 of 4,322 statewide, top 21%, 298 students, 56% FRL); Tahoka Middle (math 37% / reading 27%, grade F, #971 of 1,662 statewide, top 60%, 122 students, 68% FRL); Tahoka H S (math 74% / reading 34%, grade C-, #379 of 1,632 statewide, top 26%, 175 students, 53% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 62 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• In year one you build about $8k of equity ($546 loan paydown + $8k appreciation (9.7% local appreciation)).
• Lynn County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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?
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: 1.08% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 3.19×
• Total profit: $48,449
• Equity at exit: $69,349

10-year hold

• IRR: 24.5%
• Equity multiple: 7.18×
• Total profit: $136,690
• Equity at exit: $147,658

Cash invested: $22,120 (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 79373

• Home prices YoY: 8.6%
• Active inventory: 62
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$113 /mo · $1,351/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $112

Break-even live

Break-even rent $709

Max offer price $79,000

Occupancy floor 82%

Sensitivity live

Price	-10% $156	-5% $134	+0% $112	+5% $89	+10% $67
Rent	-10% $45	-5% $78	+0% $112	+5% $145	+10% $179
Rate	-1.0pp $151	-0.5pp $132	base $112	+0.5pp $91	+1.0pp $70

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1904 S 8th St Tahoka, TX	3.0	1.0	1040	$850	$0.82	45d	1	1.00mi

Listing history 20 events

1. 2026-06-21
   days on market $79,000 Active 66 DOM
2. 2026-06-21
   days on market $79,000 Active 65 DOM
3. 2026-06-18
   days on market $79,000 Active 63 DOM
4. 2026-06-17
   days on market $79,000 Active 62 DOM
5. 2026-06-16
   days on market $79,000 Active 61 DOM
6. 2026-06-15
   days on market $79,000 Active 60 DOM
7. 2026-06-15
   days on market $79,000 Active 59 DOM
8. 2026-06-13
   days on market $79,000 Active 58 DOM
9. 2026-06-12
   days on market $79,000 Active 57 DOM
10. 2026-06-09
    days on market $79,000 Active 54 DOM
11. 2026-06-08
    days on market $79,000 Active 53 DOM
12. 2026-06-08
    days on market $79,000 Active 52 DOM
13. 2026-06-05
    days on market $79,000 Active 50 DOM
14. 2026-06-03
    days on market $79,000 Active 48 DOM
15. 2026-06-02
    days on market $79,000 Active 47 DOM
16. 2026-06-01
    days on market $79,000 Active 46 DOM
17. 2026-05-31
    days on market $79,000 Active 45 DOM
18. 2026-04-16
    listed $79,000 Active 262-char remark

    Show marketing remark (262 chars)

    Experience small-town living at its finest! This beautifully updated home is move-in ready and full of charm. Recent upgrades include flooring, fresh paint, vanity, and more. Owner financing is available! Don't miss your chance—schedule your showing today!

19. 1999-01-29
    soldstatus
20. 1992-05-12
    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: $1,351 · $113/mo
• Projected year-2 tax: $1,446 · $120/mo
• Expected delta: +$94/yr (+$8/mo · 7.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $10,200
• − Mortgage interest: −$4,425
• − Property taxes: −$1,351
• − Insurance: −$395
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,298
• Taxable income: $98
• Est. tax owed @ 24.0%: −$24
• After-tax cash flow: $1,317/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: Tahoka ISD
• NCES district ID: 4842090
• Math proficiency: 51% ▲ 1.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $41,282
• Composite: 36.63/100
• National rank: #4619
• State rank: #313 of 826 in TX

Livability — Tahoka

• Score: 65/100
• State rank: #688
• US rank: #12876

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tahoka, TX
• Population (ZIP): 3,021

Population outlook (Lynn County) Hauer SSP2

• Today (2025): 5,360 people
• By 2030: 5,162 · -3.7%
• By 2040: 4,811 · -10.2%
• By 2050: 4,422 · -17.5%
• By 2075: 3,362 · -37.3%
• By 2100: 2,177 · -59.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 53% Hispanic / Latino 41% Two or more races 27% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 82% English-only · Spanish 17% Tagalog/Filipino 1%

Political lean MEDSL · Lynn

• 2024 margin: Solid R (+70.3) · D 14.4% · R 84.7%
• 2008→2024 swing: -30.3pp toward R · 2008: -40.0pp · 2024: -70.3pp
• All cycles: 2024: R+70.3 2020: R+62.1 2016: R+57.2 2012: R+49.3 2008: R+40.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.68%
• Current HPI: 122.721
• 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

3 events — show timeline

• 2026-04-16 Listed $79,000 LARMLS
• 1999-01-29 Sold (Public Records) — Public Records
• 1992-05-12 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,351 · -3.1% YoY. Source: county tax records.