1202 S 3rd St · Brownfield, TX 79316

$24,500

2 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 165 Days on market

Built 1965 7,013 sqft lot ↓ 42% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A 1965 mobile home on a Corner lot surrounded by a four-foot chain link fence. The mobile home is approximately 15X65 feet. The electricity works. This is a fixer-upper and will be sold "AS IS" so if you do choose to have an inspection on the mobile home then there will not be any repairs done by the owner because this is an "AS IS" Sale. There is an additional lot to South of trailer that will be sold with property. The lot is located at 1204 South 3rd Street. The lot is next to the mobile home. The lot has electricity and a sewer line. The footage on lot is 50X140. Two lots and one has a 1965 mobile home on it. There is an older house on property that was used as a storage building. It serves as a privacy barrier and shade in the late afternoon.

Key facts

• Electricity
• Additional lot
• Privacy barrier

Tags

• CORNER LOT
• FOUR-FOOT CHAIN LINK FENCE
• ADDITIONAL LOT
• ELECTRICITY
• SEWER LINE
• PRIVACY BARRIER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#298 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities D, schools F.
• Brownfield ISD (town): math 26% / reading 27% proficiency, ranked #704 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 91 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in Terry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $169 of loan paydown is wiped out by about $735 of value loss. Plan a longer hold.
• Terry County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $21,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 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 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 F-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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 4.29% ✓
• Cap rate: 39.90%
• Cash-on-cash: 120.03%
• DSCR: 6.34
• GRM: 1.9

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: —
• Equity multiple: 6.79×
• Total profit: $39,732
• Equity at exit: $3,653

10-year hold

• IRR: —
• Equity multiple: 14.25×
• Total profit: $90,872
• Equity at exit: $2,118

Cash invested: $6,860 (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 79316

• Active inventory: 91
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$128
• Tax from tax record: −$5 /mo · $56/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $686

Break-even live

Break-even rent $181

Max offer price $24,500

Occupancy floor 30%

Sensitivity live

Price	-10% $700	-5% $693	+0% $686	+5% $679	+10% $672
Rent	-10% $603	-5% $645	+0% $686	+5% $728	+10% $769
Rate	-1.0pp $699	-0.5pp $692	base $686	+0.5pp $680	+1.0pp $673

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: $6,125
• Closing costs: $735
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1006 E Lons St Brownfield, TX	3.0	2.0	1356	$1,050	$0.77	44d	1	0.81mi

Listing history 19 events

1. 2026-06-21
   days on market $24,500 Active 165 DOM
2. 2026-06-18
   days on market $24,500 Active 163 DOM
3. 2026-06-17
   days on market $24,500 Active 162 DOM
4. 2026-06-16
   days on market $24,500 Active 161 DOM
5. 2026-06-15
   days on market $24,500 Active 160 DOM
6. 2026-06-13
   days on market $24,500 Active 158 DOM
7. 2026-06-12
   days on market $24,500 Active 157 DOM
8. 2026-06-09
   days on market $24,500 Active 154 DOM
9. 2026-06-08
   days on market $24,500 Active 153 DOM
10. 2026-06-08
    days on market $24,500 Active 152 DOM
11. 2026-06-07
    days on market $24,500 Active 151 DOM
12. 2026-06-03
    days on market $24,500 Active 148 DOM
13. 2026-06-02
    days on market $24,500 Active 147 DOM
14. 2026-06-01
    days on market $24,500 Active 146 DOM
15. 2026-05-31
    days on market $24,500 Active 145 DOM
16. 2026-05-18
    price $24,500 777-char remark

    Show marketing remark (777 chars)

    A 1965 mobile home on a Corner lot surrounded by a four-foot chain link fence. The mobile home is approximately 15X65 feet. The electricity works. This is a fixer-upper and will be sold "AS IS" so if you do choose to have an inspection on the mobile home then there will not be any repairs done by the owner because this is an "AS IS" Sale. There is an additional lot to South of trailer that will be sold with property. The lot is located at 1204 South 3rd Street. The lot is next to the mobile home. The lot has electricity and a sewer line. The footage on lot is 50X140. Two lots and one has a 1965 mobile home on it. There is an older house on property that was used as a storage building. It serves as a privacy barrier and shade in the late afternoon.

17. 2026-03-04
    price $34,500 777-char remark

    Show marketing remark (777 chars)

    A 1965 mobile home on a Corner lot surrounded by a four-foot chain link fence. The mobile home is approximately 15X65 feet. The electricity works. This is a fixer-upper and will be sold "AS IS" so if you do choose to have an inspection on the mobile home then there will not be any repairs done by the owner because this is an "AS IS" Sale. There is an additional lot to South of trailer that will be sold with property. The lot is located at 1204 South 3rd Street. The lot is next to the mobile home. The lot has electricity and a sewer line. The footage on lot is 50X140. Two lots and one has a 1965 mobile home on it. There is an older house on property that was used as a storage building. It serves as a privacy barrier and shade in the late afternoon.

18. 2026-01-04
    listed $42,500 Active 777-char remark

    Show marketing remark (777 chars)

    A 1965 mobile home on a Corner lot surrounded by a four-foot chain link fence. The mobile home is approximately 15X65 feet. The electricity works. This is a fixer-upper and will be sold "AS IS" so if you do choose to have an inspection on the mobile home then there will not be any repairs done by the owner because this is an "AS IS" Sale. There is an additional lot to South of trailer that will be sold with property. The lot is located at 1204 South 3rd Street. The lot is next to the mobile home. The lot has electricity and a sewer line. The footage on lot is 50X140. Two lots and one has a 1965 mobile home on it. There is an older house on property that was used as a storage building. It serves as a privacy barrier and shade in the late afternoon.

19. 2026-01-04
    listed $42,500 Active

    Show marketing remark (777 chars)

    A 1965 mobile home on a Corner lot surrounded by a four-foot chain link fence. The mobile home is approximately 15X65 feet. The electricity works. This is a fixer-upper and will be sold "AS IS" so if you do choose to have an inspection on the mobile home then there will not be any repairs done by the owner because this is an "AS IS" Sale. There is an additional lot to South of trailer that will be sold with property. The lot is located at 1204 South 3rd Street. The lot is next to the mobile home. The lot has electricity and a sewer line. The footage on lot is 50X140. Two lots and one has a 1965 mobile home on it. There is an older house on property that was used as a storage building. It serves as a privacy barrier and shade in the late afternoon.

ⓘ 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: $56 · $5/mo
• Projected year-2 tax: $448 · $37/mo
• Expected delta: +$393/yr (+$33/mo · 705.1%)

ⓘ 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 ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,600
• − Mortgage interest: −$1,372
• − Property taxes: −$56
• − Insurance: −$122
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$713
• Taxable income: $8,321
• Est. tax owed @ 24.0%: −$1,997
• After-tax cash flow: $6,237/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: Brownfield ISD
• NCES district ID: 4811610
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 27% ▲ 1.00%
• Median HH income: $37,385
• Composite: 22.1/100
• National rank: #8180
• State rank: #704 of 826 in TX

Livability — Brownfield

• Score: 71/100
• State rank: #298
• US rank: #6822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownfield, TX
• Population (ZIP): 9,907

Population outlook (Terry County) Hauer SSP2

• Today (2025): 13,220 people
• By 2030: 13,500 · +2.1%
• By 2040: 14,327 · +8.4%
• By 2050: 15,340 · +16.0%
• By 2075: 18,459 · +39.6%
• By 2100: 20,433 · +54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (57%)
• Race & ethnicity: Hispanic / Latino 57% White 37% Two or more races 32% Black 5%
• Hispanic origin (detail): Mexican 47%
• Common ancestry: Italian 2% Slovak 1% German 1%
• Foreign-born: 8% · Canada
• Languages at home: 63% English-only · Spanish 34% German/W. Germanic 2%

Political lean MEDSL · Terry

• 2024 margin: Solid R (+65.2) · D 17.2% · R 82.3%
• 2008→2024 swing: -30.1pp toward R · 2008: -35.0pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+56.9 2016: R+49.4 2012: R+41.6 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.34%
• Current HPI: 104.1813
• 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

-42.4% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $24,500 LARMLS
• 2026-03-04 Price Changed $34,500 LARMLS
• 2026-01-04 Listed $42,500 LARMLS
• 2026-01-04 Listed $42,500 LARMLS

Property tax history

-1.1%/yr

Latest (2025): $56 · -1.1% YoY. Source: county tax records.