501 E Story St · Brownfield, TX 79316

$70,000

3 bd · 2.0 ba · 1,768 sqft · Manufactured public records · 207 Days on market

Built 1995 0.44 ac lot ↓ 7% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This 1,216 square foot, 3-bedroom, 2-bath mobile home sits on a corner lot offering room to roam on approximately 0.161 acres, along with the 2 lots beside the property, which is 0.115 acres. As you enter the home, you're welcomed by a covered, enclosed step-up porch-perfect for relaxing in the morning or enjoying sunsets in the evening! Inside, you'll find a built -in hutch perfect for dishes or additional storage, a spacious primary bedroom with an attached bath, and a mix of flooring throughout-including carpet in the living area in the bedrooms, with tile and laminate in the kitchen, bathrooms and entryway. Step into the backyard to enjoy a covered area ideal for barbecues and relaxing with family. The property also features dedicated gardening spaces for those with a green thumb, along with two outbuildings that can be used for storage or a workshop. Come see this property today!

Key facts

• 0.44 acre lot
• 2 parking spots
• Built 1995

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $666 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (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: 89 active listings in the ZIP; 2 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 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 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?
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. 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: 1.98% ✓
• Cap rate: 17.71%
• Cash-on-cash: 40.77%
• DSCR: 2.81
• GRM: 4.2

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: 37.2%
• Equity multiple: 2.58×
• Total profit: $31,051
• Equity at exit: $10,437

10-year hold

• IRR: 43.8%
• Equity multiple: 5.16×
• Total profit: $81,588
• Equity at exit: $6,052

Cash invested: $19,600 (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: 89
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,383 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$31 /mo · $369/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $666

Break-even live

Break-even rent $541

Max offer price $70,000

Occupancy floor 47%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.97mi
1707 Gillham Dr Brownfield, TX	3.0	2.0	2064	$1,800	$0.87	44d	1	1.36mi

Listing history 16 events

1. 2026-06-18
   days on market $70,000 Active 207 DOM
2. 2026-06-17
   days on market $70,000 Active 206 DOM
3. 2026-06-16
   days on market $70,000 Active 205 DOM
4. 2026-06-15
   days on market $70,000 Active 204 DOM
5. 2026-06-13
   days on market $70,000 Active 202 DOM
6. 2026-06-12
   days on market $70,000 Active 201 DOM
7. 2026-06-09
   days on market $70,000 Active 198 DOM
8. 2026-06-08
   days on market $70,000 Active 197 DOM
9. 2026-06-08
   days on market $70,000 Active 196 DOM
10. 2026-06-07
    days on market $70,000 Active 195 DOM
11. 2026-06-03
    days on market $70,000 Active 192 DOM
12. 2026-06-02
    days on market $70,000 Active 191 DOM
13. 2026-06-01
    days on market $70,000 Active 190 DOM
14. 2026-05-31
    days on market $70,000 Active 189 DOM
15. 2026-05-12
    price $70,000 898-char remark

    Show marketing remark (898 chars)

    This 1,216 square foot, 3-bedroom, 2-bath mobile home sits on a corner lot offering room to roam on approximately 0.161 acres, along with the 2 lots beside the property, which is 0.115 acres. As you enter the home, you're welcomed by a covered, enclosed step-up porch-perfect for relaxing in the morning or enjoying sunsets in the evening! Inside, you'll find a built -in hutch perfect for dishes or additional storage, a spacious primary bedroom with an attached bath, and a mix of flooring throughout-including carpet in the living area in the bedrooms, with tile and laminate in the kitchen, bathrooms and entryway. Step into the backyard to enjoy a covered area ideal for barbecues and relaxing with family. The property also features dedicated gardening spaces for those with a green thumb, along with two outbuildings that can be used for storage or a workshop. Come see this property today!

16. 2025-11-21
    listed $75,000 Active 898-char remark

    Show marketing remark (898 chars)

    This 1,216 square foot, 3-bedroom, 2-bath mobile home sits on a corner lot offering room to roam on approximately 0.161 acres, along with the 2 lots beside the property, which is 0.115 acres. As you enter the home, you're welcomed by a covered, enclosed step-up porch-perfect for relaxing in the morning or enjoying sunsets in the evening! Inside, you'll find a built -in hutch perfect for dishes or additional storage, a spacious primary bedroom with an attached bath, and a mix of flooring throughout-including carpet in the living area in the bedrooms, with tile and laminate in the kitchen, bathrooms and entryway. Step into the backyard to enjoy a covered area ideal for barbecues and relaxing with family. The property also features dedicated gardening spaces for those with a green thumb, along with two outbuildings that can be used for storage or a workshop. Come see this property today!

ⓘ 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: $369 · $31/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$912/yr (+$76/mo · 246.8%)

ⓘ 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 4/10 Moderate
• 🌡 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: $16,601
• − Mortgage interest: −$3,921
• − Property taxes: −$369
• − Insurance: −$350
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$2,036
• Taxable income: $7,268
• Est. tax owed @ 24.0%: −$1,744
• After-tax cash flow: $6,246/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

-6.7% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $70,000 LARMLS
• 2025-11-21 Listed $75,000 LARMLS

Property tax history

+2.5%/yr

Latest (2025): $369 · -24.4% YoY. Source: county tax records.