110 Broadway Ave · Groom, TX 79039

$145,000

12 bd · 1.0 ba · 2,456 sqft · Other public records · 72 Days on market

Built 1965

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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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Appreciation +6.2/10.0
• Schools +5.1/10.0
• 1% rule +4.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

* * Back on Market BEFORE inspections were done! The seller would love to get this one sold!! * * Great opportunity in Groom, TX! This 4-plex sits on a corner lot and features two 2-bedroom, 1-bath units and two 1-bedroom, 1-bath units. All units are currently occupied with great tenants, offering immediate income potential in a quiet small-town setting. Interested? Let's talk!

Key facts

• Built 1965
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 12-bed/1.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (0.7% below list).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#594 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Groom ISD (rural): math 65% / reading 50% proficiency, ranked #171 of 1,141 in TX (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; 39 units permitted in Carson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.4% local appreciation)).
• Carson County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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. 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: 0.99% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.60×
• Total profit: $24,330
• Equity at exit: $60,018

10-year hold

• IRR: 13.5%
• Equity multiple: 2.88×
• Total profit: $76,389
• Equity at exit: $88,653

Cash invested: $40,600 (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 79039

• Home prices YoY: 2.9%
• Active inventory: 6
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$132 /mo · $1,587/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $184

Break-even live

Break-even rent $1,206

Max offer price $145,000

Occupancy floor 82%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $145,000 Active 72 DOM
2. 2026-06-17
   days on market $145,000 Active 71 DOM
3. 2026-06-16
   days on market $145,000 Active 70 DOM
4. 2026-06-15
   days on market $145,000 Active 69 DOM
5. 2026-06-13
   days on market $145,000 Active 67 DOM
6. 2026-06-12
   days on market $145,000 Active 66 DOM
7. 2026-06-09
   days on market $145,000 Active 63 DOM
8. 2026-06-08
   days on market $145,000 Active 62 DOM
9. 2026-06-08
   days on market $145,000 Active 61 DOM
10. 2026-06-05
    days on market $145,000 Active 59 DOM
11. 2026-06-03
    days on market $145,000 Active 57 DOM
12. 2026-06-02
    days on market $145,000 Active 56 DOM
13. 2026-06-01
    days on market $145,000 Active 55 DOM
14. 2026-05-31
    days on market $145,000 Active 54 DOM
15. 2026-04-25
    status Active 385-char remark

    Show marketing remark (385 chars)

    * * Back on Market BEFORE inspections were done! The seller would love to get this one sold!! * * Great opportunity in Groom, TX! This 4-plex sits on a corner lot and features two 2-bedroom, 1-bath units and two 1-bedroom, 1-bath units. All units are currently occupied with great tenants, offering immediate income potential in a quiet small-town setting. Interested? Let's talk!

16. 2026-04-10
    historical Active Under Contract 385-char remark

    Show marketing remark (385 chars)

    * * Back on Market BEFORE inspections were done! The seller would love to get this one sold!! * * Great opportunity in Groom, TX! This 4-plex sits on a corner lot and features two 2-bedroom, 1-bath units and two 1-bedroom, 1-bath units. All units are currently occupied with great tenants, offering immediate income potential in a quiet small-town setting. Interested? Let's talk!

17. 2026-04-07
    listed $145,000 Active 385-char remark

    Show marketing remark (385 chars)

    * * Back on Market BEFORE inspections were done! The seller would love to get this one sold!! * * Great opportunity in Groom, TX! This 4-plex sits on a corner lot and features two 2-bedroom, 1-bath units and two 1-bedroom, 1-bath units. All units are currently occupied with great tenants, offering immediate income potential in a quiet small-town setting. Interested? Let's talk!

18. 2024-11-04
    historical $450
19. 2024-09-07
    listed $450
20. 2022-04-08
    soldstatus
21. 2021-04-23
    soldstatus
22. 2012-08-02
    soldstatus
23. 2012-08-01
    soldstatus 247-char remark

    Show marketing remark (247 chars)

    BUY NOW AND WATCH YOUR PROFITS GROW! Yes, this needs some work but you can have 4 rental properties for this low price. This 4-Plex has two units that have 2 bedrooms and 1 bath in each and then two units that are 1 bedroom and 1 bath. SOLD AS IS.

24. 2012-06-25
    listed $48,000 247-char remark

    Show marketing remark (247 chars)

    BUY NOW AND WATCH YOUR PROFITS GROW! Yes, this needs some work but you can have 4 rental properties for this low price. This 4-Plex has two units that have 2 bedrooms and 1 bath in each and then two units that are 1 bedroom and 1 bath. SOLD AS IS.

25. 2002-12-19
    soldstatus
26. 2002-01-17
    soldstatus
27. 2002-01-17
    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: $1,587 · $132/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$1,066/yr (+$89/mo · 67.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,277
• − Mortgage interest: −$8,122
• − Property taxes: −$1,587
• − Insurance: −$725
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$4,218
• Taxable loss: −$140
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $2,246/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: Groom ISD
• NCES district ID: 4821840
• Math proficiency: 65% ▼ -5.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $51,282
• Composite: 50.87/100
• National rank: #3868
• State rank: #171 of 1141 in TX

Livability — Groom

• Score: 66/100
• State rank: #594
• US rank: #11333

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Groom, TX
• Population (ZIP): 686

Population outlook (Carson County) Hauer SSP2

• Today (2025): 5,631 people
• By 2030: 5,516 · -2.0%
• By 2040: 5,190 · -7.8%
• By 2050: 5,007 · -11.1%
• By 2075: 4,509 · -19.9%
• By 2100: 3,458 · -38.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 2% Portuguese 1% Iranian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Carson

• 2024 margin: Solid R (+81.2) · D 9.1% · R 90.3%
• 2008→2024 swing: -9.3pp toward R · 2008: -71.9pp · 2024: -81.2pp
• All cycles: 2024: R+81.2 2020: R+79.5 2016: R+80.4 2012: R+77.8 2008: R+71.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.36%
• Current HPI: 84.5512
• 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

+202.1% since first listed

13 events — show timeline

• 2026-04-25 Relisted — AARMLS
• 2026-04-10 Contingent — AARMLS
• 2026-04-07 Listed $145,000 AARMLS
• 2024-11-04 Rental Removed $450 RENTALBEAST
• 2024-09-07 Listed for Rent $450 RENTALBEAST
• 2022-04-08 Sold (Public Records) — Public Records
• 2021-04-23 Sold (Public Records) — Public Records
• 2012-08-02 Sold (Public Records) — Public Records
• 2012-08-01 Sold (MLS) — AARMLS
• 2012-06-25 Listed $48,000 AARMLS
• 2002-12-19 Sold (Public Records) — Public Records
• 2002-01-17 Sold (Public Records) — Public Records
• 2002-01-17 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,587 · -2.4% YoY. Source: county tax records.