212 Teague St · Borger, TX 79007

$172,000

3 bd · 2.0 ba · 1,812 sqft · SingleFamily public records · 40 Days on market

9,431 sqft lot $95/sqft · 63% below area

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Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This updated home in Keeler Heights features fully remodeled kitchen and bathrooms, original, refinished, hardwood floors throughout dining, living room and hallway, as well as a stunning fireplace in living room as well as built-in shelving. Updates include electrical and lighting, updated plumbing to all sinks and tubs as well as new ceramic tile in kitchen and bathrooms. Fenced backyard, perfect for kids/pets. Washer and dryer included with good offer. With 3 bedrooms, 2 full bathrooms and an attached 2-car garage, you don't want this one to slip away!

Key facts

• Large windows
• Extra storage
• Fireplace

Tags

• NEWLY REFRESHED KITCHEN
• DESIGNATED UTILITY ROOM
• LARGE WINDOWS
• FIREPLACE
• EXTRA STORAGE

Property features AI

Exterior

• Parking: Attached front-facing garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Brick, brick veneer, and frame construction
• Exterior features: Composition roof; Lot approximately 0.22 acres (82 x 115)

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Storm windows; Fireplace in family room
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (18.1% below list).
• Recommended offer: $141k (18.1% 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+, schools D, employment D.
• 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.
• 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 40 days — a 3% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,822 (18.1% 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 40 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.39%
• DSCR: 0.80
• GRM: 10.2

CMA / ARV

• ARV (median comp): $469,987
• List price: $172,000
• Delta: -63.40%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.7%
• Equity multiple: 0.19×
• Total profit: $-39,009
• Equity at exit: $25,646

10-year hold

• IRR: -18.4%
• Equity multiple: 0.00×
• Total profit: $-48,080
• Equity at exit: $14,871

Cash invested: $48,160 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,408 medium
• Mortgage (P&I): −$902
• Tax from tax record: −$315 /mo · $3,780/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $-176

Break-even live

Break-even rent $1,631

Max offer price $140,880

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-127	+0% $-176	+5% $-225	+10% $-274
Rent	-10% $-287	-5% $-232	+0% $-176	+5% $-121	+10% $-65
Rate	-1.0pp $-90	-0.5pp $-132	base $-176	+0.5pp $-221	+1.0pp $-266

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $172,000 Active 40 DOM
2. 2026-06-18
   days on market $172,000 Active 38 DOM
3. 2026-06-17
   days on market $172,000 Active 37 DOM
4. 2026-06-16
   days on market $172,000 Active 36 DOM
5. 2026-06-15
   days on market $172,000 Active 35 DOM
6. 2026-06-13
   days on market $172,000 Active 33 DOM
7. 2026-06-12
   days on market $172,000 Active 32 DOM
8. 2026-06-09
   days on market $172,000 Active 29 DOM
9. 2026-06-08
   days on market $172,000 Active 28 DOM
10. 2026-06-08
    days on market $172,000 Active 27 DOM
11. 2026-06-05
    days on market $172,000 Active 25 DOM
12. 2026-06-03
    days on market $172,000 Active 23 DOM
13. 2026-06-02
    days on market $172,000 Active 22 DOM
14. 2026-06-01
    days on market $172,000 Active 21 DOM
15. 2026-05-31
    days on market $172,000 Active 20 DOM
16. 2026-05-11
    listed $172,000 Active 463-char remark
17. 2026-05-01
    price $175,000
18. 2023-08-21
    soldstatus Closed

    Show marketing remark (561 chars)

    This updated home in Keeler Heights features fully remodeled kitchen and bathrooms, original, refinished, hardwood floors throughout dining, living room and hallway, as well as a stunning fireplace in living room as well as built-in shelving. Updates include electrical and lighting, updated plumbing to all sinks and tubs as well as new ceramic tile in kitchen and bathrooms. Fenced backyard, perfect for kids/pets. Washer and dryer included with good offer. With 3 bedrooms, 2 full bathrooms and an attached 2-car garage, you don't want this one to slip away!

19. 2023-08-02
    soldstatus
20. 2023-05-22
    price $159,000

    Show marketing remark (561 chars)

    This updated home in Keeler Heights features fully remodeled kitchen and bathrooms, original, refinished, hardwood floors throughout dining, living room and hallway, as well as a stunning fireplace in living room as well as built-in shelving. Updates include electrical and lighting, updated plumbing to all sinks and tubs as well as new ceramic tile in kitchen and bathrooms. Fenced backyard, perfect for kids/pets. Washer and dryer included with good offer. With 3 bedrooms, 2 full bathrooms and an attached 2-car garage, you don't want this one to slip away!

21. 2023-03-17
    listed $165,000 Active

    Show marketing remark (561 chars)

    This updated home in Keeler Heights features fully remodeled kitchen and bathrooms, original, refinished, hardwood floors throughout dining, living room and hallway, as well as a stunning fireplace in living room as well as built-in shelving. Updates include electrical and lighting, updated plumbing to all sinks and tubs as well as new ceramic tile in kitchen and bathrooms. Fenced backyard, perfect for kids/pets. Washer and dryer included with good offer. With 3 bedrooms, 2 full bathrooms and an attached 2-car garage, you don't want this one to slip away!

22. 2022-11-29
    soldstatus Closed
23. 2022-09-02
    price $100,000
24. 2022-07-28
    price $107,000
25. 2022-07-19
    listed $110,000 Active
26. 2016-07-18
    soldstatus
27. 1997-09-30
    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: $3,780 · $315/mo
• Projected year-2 tax: $3,780 · $315/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 18 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: $16,899
• − Mortgage interest: −$9,635
• − Property taxes: −$3,780
• − Insurance: −$860
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$5,004
• Taxable loss: −$5,084
• Est. tax savings @ 24.0%: +$1,220
• After-tax cash flow: $-894/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

+56.4% since first listed

12 events — show timeline

• 2026-05-11 Listed $172,000 AARMLS
• 2026-05-01 Price Changed $175,000 AARMLS
• 2023-08-21 Sold (MLS) — AARMLS
• 2023-08-02 Sold (Public Records) — Public Records
• 2023-05-22 Price Changed $159,000 AARMLS
• 2023-03-17 Listed $165,000 AARMLS
• 2022-11-29 Sold (MLS) — AARMLS
• 2022-09-02 Price Changed $100,000 AARMLS
• 2022-07-28 Price Changed $107,000 AARMLS
• 2022-07-19 Listed $110,000 AARMLS
• 2016-07-18 Sold (Public Records) — Public Records
• 1997-09-30 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,780 · +1.4% YoY. Source: county tax records.