502 S Sunset Ave · Littlefield, TX 79339

$55,000

2 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 35 Days on market

$54/sqft · 55% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Ready to move in mid-MAY 2026. Fresh paint inside and out. Major updates in 2019. Well-maintained. New water line to the meter, new sewer line to the main connection. New electric panel. If it& apos; s still listed here, it& apos; s available. 505 S Sunset Ave Littlefield, Texas

Key facts

• New water line
• New electric panel
• New sewer line

Tags

• NEW WATER LINE
• NEW SEWER LINE
• NEW ELECTRIC PANEL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($804 rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#658 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools D, amenities F.
• Littlefield ISD (town): math 34% / reading 37% proficiency, ranked #527 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent.

Forward outlook

• In year one you build about $92 of equity ($380 loan paydown + $-288 appreciation (-0.5% local appreciation)).
• Lamb County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($53k) 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 $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.46% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.34%
• DSCR: 1.95
• GRM: 5.7

CMA / ARV

• ARV (median comp): $121,859
• List price: $55,000
• Delta: -54.87%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-0.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 1.94×
• Total profit: $14,493
• Equity at exit: $14,545

10-year hold

• IRR: 24.9%
• Equity multiple: 3.65×
• Total profit: $40,818
• Equity at exit: $16,383

Cash invested: $15,400 (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 79339

• Home prices YoY: -0.4%
• Active inventory: 45
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $804 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $274

Break-even live

Break-even rent $457

Max offer price $55,000

Occupancy floor 61%

Sensitivity live

Price	-10% $305	-5% $289	+0% $274	+5% $258	+10% $243
Rent	-10% $210	-5% $242	+0% $274	+5% $306	+10% $337
Rate	-1.0pp $302	-0.5pp $288	base $274	+0.5pp $260	+1.0pp $245

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 S Wicker Ave Unit OT-10 Littlefield, TX	2.0	1.0	740	$725	$0.98	45d	1	0.55mi
517 W 5th St Littlefield, TX	3.0	1.0	912	$850	$0.93	45d	1	0.66mi
400 E 22nd St Littlefield, TX	2.0–3.0	1.5	1143	$875	$0.77	45d	2	1.48mi

Listing history 14 events

1. 2026-06-16
   days on market $55,000 Active 35 DOM
2. 2026-06-15
   days on market $55,000 Active 34 DOM
3. 2026-06-13
   days on market $55,000 Active 32 DOM
4. 2026-06-12
   days on market $55,000 Active 31 DOM
5. 2026-06-10
   days on market $55,000 Active 28 DOM
6. 2026-06-08
   days on market $55,000 Active 27 DOM
7. 2026-06-08
   days on market $55,000 Active 26 DOM
8. 2026-06-07
   days on market $55,000 Active 25 DOM
9. 2026-06-03
   days on market $55,000 Active 22 DOM
10. 2026-06-02
    days on market $55,000 Active 21 DOM
11. 2026-06-01
    days on market $55,000 Active 20 DOM
12. 2026-05-31
    days on market $55,000 Active 19 DOM
13. 2026-05-12
    listed $55,000 Active 266-char remark
14. 2001-05-17
    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: $601 · $50/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$406/yr (+$34/mo · 67.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,649
• − Mortgage interest: −$3,081
• − Property taxes: −$601
• − Insurance: −$275
• − Repairs & maintenance: −$772
• − Management: −$772
• − Depreciation: −$1,600
• Taxable income: $2,549
• Est. tax owed @ 24.0%: −$612
• After-tax cash flow: $2,674/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: Littlefield ISD
• NCES district ID: 4827750
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,900
• Composite: 29.51/100
• National rank: #6503
• State rank: #527 of 826 in TX

Livability — Littlefield

• Score: 65/100
• State rank: #658
• US rank: #12392

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Littlefield, TX
• Population (ZIP): 6,707

Population outlook (Lamb County) Hauer SSP2

• Today (2025): 12,357 people
• By 2030: 11,878 · -3.9%
• By 2040: 10,950 · -11.4%
• By 2050: 9,929 · -19.6%
• By 2075: 7,355 · -40.5%
• By 2100: 4,603 · -62.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 53% White 41% Two or more races 17% Black 4%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Italian 1% Slovak 1% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 65% English-only · Spanish 35%

Political lean MEDSL · Lamb

• 2024 margin: Solid R (+64.3) · D 17.6% · R 81.9%
• 2008→2024 swing: -15.9pp toward R · 2008: -48.4pp · 2024: -64.3pp
• All cycles: 2024: R+64.3 2020: R+60.8 2016: R+58.1 2012: R+50.3 2008: R+48.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.52%
• Current HPI: 140.3662
• 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

Property tax history

+6.0%/yr

Latest (2025): $601 · +7.2% YoY. Source: county tax records.