948 Harrington St · Borger, TX 79007

$163,000

3 bd · 2.0 ba · 1,648 sqft · SingleFamily public records · 81 Days on market

Built 1950 6,300 sqft lot $99/sqft · 14% below area Est $190k · 14% under ↓ 4% 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).

• ARV discount +13.9/15.0
• Cash flow +10.2/30.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This completely updated home won't last long! Three bedrooms, two bathrooms, & 2 living areas with recently fenced backyard and a large storage shed to boot! This home is a must see! Call today for your showing!

Key facts

• Large storage shed
• 6,300 sq ft lot
• Built 1950

Tags

• RECENTLY FENCED BACKYARD
• LARGE STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (17.5% below list).
• Recommended offer: $134k (17.5% below list) — sets the bar for 1% rule.

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; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($153k) is reasonable based on typical stale-listing flexibility.

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 $134,479 (17.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.43%
• DSCR: 0.89
• GRM: 10.1

CMA / ARV

• ARV (median comp): $189,900
• List price: $163,000
• Delta: -14.17%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1121 Elmore St	0.21mi	3/1.5	1,667 (+1%)	2mo	$189,900	$114	85

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -20.3%
• Equity multiple: 0.29×
• Total profit: $-32,269
• Equity at exit: $24,304

10-year hold

• IRR: -13.3%
• Equity multiple: 0.22×
• Total profit: $-35,536
• Equity at exit: $14,093

Cash invested: $45,640 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$855
• Tax from tax record: −$232 /mo · $2,787/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-93

Break-even live

Break-even rent $1,462

Max offer price $146,652

Occupancy floor —

Sensitivity live

Price	-10% $0	-5% $-46	+0% $-93	+5% $-139	+10% $-185
Rent	-10% $-199	-5% $-146	+0% $-93	+5% $-39	+10% $14
Rate	-1.0pp $-10	-0.5pp $-51	base $-93	+0.5pp $-135	+1.0pp $-178

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $163,000 Active 81 DOM
2. 2026-06-21
   days on market $163,000 Active 80 DOM
3. 2026-06-18
   days on market $163,000 Active 78 DOM
4. 2026-06-17
   days on market $163,000 Active 77 DOM
5. 2026-06-16
   days on market $163,000 Active 76 DOM
6. 2026-06-15
   days on market $163,000 Active 75 DOM
7. 2026-06-13
   days on market $163,000 Active 73 DOM
8. 2026-06-12
   days on market $163,000 Active 72 DOM
9. 2026-06-09
   days on market $163,000 Active 69 DOM
10. 2026-06-08
    days on market $163,000 Active 68 DOM
11. 2026-06-08
    days on market $163,000 Active 67 DOM
12. 2026-06-05
    days on market $163,000 Active 65 DOM
13. 2026-06-03
    days on market $163,000 Active 63 DOM
14. 2026-06-02
    days on market $163,000 Active 62 DOM
15. 2026-06-01
    days on market $163,000 Active 61 DOM
16. 2026-05-31
    days on market $163,000 Active 60 DOM
17. 2026-05-31
    price $163,000 Active 59 DOM
18. 2026-05-09
    price $170,000 216-char remark

    Show marketing remark (216 chars)

    This completely updated home won't last long! Three bedrooms, two bathrooms, & 2 living areas with recently fenced backyard and a large storage shed to boot! This home is a must see! Call today for your showing!

19. 2026-04-21
    price $175,000 216-char remark

    Show marketing remark (216 chars)

    This completely updated home won't last long! Three bedrooms, two bathrooms, & 2 living areas with recently fenced backyard and a large storage shed to boot! This home is a must see! Call today for your showing!

20. 2026-04-01
    listed $178,000 Active 216-char remark

    Show marketing remark (216 chars)

    This completely updated home won't last long! Three bedrooms, two bathrooms, & 2 living areas with recently fenced backyard and a large storage shed to boot! This home is a must see! Call today for your showing!

21. 2023-02-13
    soldstatus
22. 2021-08-16
    soldstatus
23. 1997-02-13
    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: $2,787 · $232/mo
• Projected year-2 tax: $2,983 · $249/mo
• Expected delta: +$196/yr (+$16/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 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: $16,137
• − Mortgage interest: −$9,131
• − Property taxes: −$2,787
• − Insurance: −$815
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$4,742
• Taxable loss: −$3,919
• Est. tax savings @ 24.0%: +$940
• After-tax cash flow: $-170/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

-4.5% since first listed

6 events — show timeline

• 2026-05-09 Price Changed $170,000 AARMLS
• 2026-04-21 Price Changed $175,000 AARMLS
• 2026-04-01 Listed $178,000 AARMLS
• 2023-02-13 Sold (Public Records) — Public Records
• 2021-08-16 Sold (Public Records) — Public Records
• 1997-02-13 Sold (Public Records) — Public Records

Property tax history

+10.0%/yr

Latest (2025): $2,787 · +42.0% YoY. Source: county tax records.