101 Ave B · Hereford, TX 79045

$107,000

2 bd · 1.0 ba · 1,113 sqft · SingleFamily public records · 275 Days on market

8,500 sqft lot ↓ 10% 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 +13.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• DSCR +4.1/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice corner lot home located on the corner of Park Ave and Ave B. The home is super close to all city events at Dameron Park and all parades!! Home needs work but could be super cute once all repairs are completed!! The property is two bed and one bath with a good size shed to store all your extra goodies!! The home also has a fairly NEW HVAC system to keep you cool and warm when needed. SELLER TO LEAVE ALL APPLIANCES WITH THE HOME!! HOME will only go CASH!! Get at me so we can go check it out!!

Key facts

• Good size shed
• Dameron park
• Corner lot

Tags

• CORNER LOT
• DAMERON PARK
• NEW HVAC SYSTEM
• GOOD SIZE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $7 ($89/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 $100k (6.5% below list).
• Recommended offer: $94k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#372 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, schools D+, amenities F.
• Hereford ISD (town): math 41% / reading 38% proficiency, ranked #434 of 826 in TX (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 106 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 23 units permitted in Deaf Smith County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $740 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Deaf Smith County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 275 days — a 12% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.93% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 8.9

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-16,823
• Equity at exit: $15,954

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-13,869
• Equity at exit: $9,251

Cash invested: $29,960 (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 79045

• Home prices YoY: -11.2%
• Active inventory: 106
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$561
• Tax from tax record: −$177 /mo · $2,122/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $7

Break-even live

Break-even rent $991

Max offer price $107,000

Occupancy floor 94%

Sensitivity live

Price	-10% $68	-5% $38	+0% $7	+5% $-23	+10% $-53
Rent	-10% $-72	-5% $-32	+0% $7	+5% $47	+10% $86
Rate	-1.0pp $61	-0.5pp $35	base $7	+0.5pp $-20	+1.0pp $-48

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Avenue H Unit 10 Hereford, TX	2.0	1.0	750	$1,000	$1.33	45d	1	0.57mi
106 Avenue H Unit 10 Hereford, TX	2.0	1.0	750	$1,000	$1.33	22d	1	0.57mi

Listing history 20 events

1. 2026-06-21
   days on market $107,000 Active 275 DOM
2. 2026-06-18
   days on market $107,000 Active 272 DOM
3. 2026-06-17
   days on market $107,000 Active 271 DOM
4. 2026-06-16
   days on market $107,000 Active 270 DOM
5. 2026-06-15
   days on market $107,000 Active 269 DOM
6. 2026-06-14
   days on market $107,000 Active 267 DOM
7. 2026-06-13
   days on market $107,000 Active 266 DOM
8. 2026-06-10
   days on market $107,000 Active 264 DOM
9. 2026-06-09
   days on market $107,000 Active 263 DOM
10. 2026-06-08
    days on market $107,000 Active 262 DOM
11. 2026-06-07
    days on market $107,000 Active 261 DOM
12. 2026-06-05
    days on market $107,000 Active 258 DOM
13. 2026-06-03
    days on market $107,000 Active 257 DOM
14. 2026-06-02
    days on market $107,000 Active 256 DOM
15. 2026-06-01
    days on market $107,000 Active 255 DOM
16. 2026-05-31
    days on market $107,000 Active 254 DOM
17. 2026-05-30
    days on market $107,000 Active 253 DOM
18. 2026-02-13
    price $107,000 504-char remark

    Show marketing remark (504 chars)

    Nice corner lot home located on the corner of Park Ave and Ave B. The home is super close to all city events at Dameron Park and all parades!! Home needs work but could be super cute once all repairs are completed!! The property is two bed and one bath with a good size shed to store all your extra goodies!! The home also has a fairly NEW HVAC system to keep you cool and warm when needed. SELLER TO LEAVE ALL APPLIANCES WITH THE HOME!! HOME will only go CASH!! Get at me so we can go check it out!!

19. 2025-09-19
    listed $119,000 Active 504-char remark

    Show marketing remark (504 chars)

    Nice corner lot home located on the corner of Park Ave and Ave B. The home is super close to all city events at Dameron Park and all parades!! Home needs work but could be super cute once all repairs are completed!! The property is two bed and one bath with a good size shed to store all your extra goodies!! The home also has a fairly NEW HVAC system to keep you cool and warm when needed. SELLER TO LEAVE ALL APPLIANCES WITH THE HOME!! HOME will only go CASH!! Get at me so we can go check it out!!

20. 2000-10-13
    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: $2,122 · $177/mo
• Projected year-2 tax: $2,122 · $177/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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$5,994
• − Property taxes: −$2,122
• − Insurance: −$535
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,113
• Taxable loss: −$1,684
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $493/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: Hereford ISD
• NCES district ID: 4823010
• Math proficiency: 41% ▼ -1.00%
• Reading proficiency: 38% ▲ 3.00%
• Median HH income: $43,593
• Composite: 33.49/100
• National rank: #5446
• State rank: #434 of 826 in TX

Livability — Hereford

• Score: 70/100
• State rank: #372
• US rank: #7820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hereford, TX
• Population (ZIP): 18,441

Population outlook (Deaf Smith County) Hauer SSP2

• Today (2025): 18,019 people
• By 2030: 17,665 · -2.0%
• By 2040: 17,099 · -5.1%
• By 2050: 16,479 · -8.5%
• By 2075: 14,130 · -21.6%
• By 2100: 10,352 · -42.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (77%)
• Race & ethnicity: Hispanic / Latino 77% Two or more races 32% White 21% Native American 1%
• Hispanic origin (detail): Mexican 72% Cuban 1%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 42% English-only · Spanish 58%

Political lean MEDSL · Deaf Smith

• 2024 margin: Solid R (+51.6) · D 23.8% · R 75.4%
• 2008→2024 swing: -4.9pp toward R · 2008: -46.8pp · 2024: -51.6pp
• All cycles: 2024: R+51.6 2020: R+44.0 2016: R+41.1 2012: R+41.9 2008: R+46.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.57%
• Current HPI: 225.7837
• 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

-10.1% since first listed

3 events — show timeline

• 2026-02-13 Price Changed $107,000 AARMLS
• 2025-09-19 Listed $119,000 AARMLS
• 2000-10-13 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,122 · +12.6% YoY. Source: county tax records.