308 N 4th St · Texline, TX 79087

$100,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured · 157 Days on market

Built 2017 ↓ 17% since listing

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Why this score? — see what drove the C+ 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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Brand new roof, It has been surveyed, Almost Appraised, Buyer backed out, Not really a reason. 3 bed 2 bath Home On 3 large city lots, large corner. Fenced, Placed on property in 2017. Has appliances included, a separate garage building and a storage building. We have engineers report. Ready for a Buyer. Nice property in Texline. Take a look and give us a call for showing.

Key facts

• Storage building
• Large corner
• Garage

Tags

• SEPARATE GARAGE BUILDING
• STORAGE BUILDING
• LARGE CORNER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,069 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime D-, amenities F.
• Texline ISD (rural): math 40% / reading 40% proficiency, ranked #686 of 1,141 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP; 8 units permitted in Dallam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Dallam County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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. 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: 1.15% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.38%
• DSCR: 1.42
• GRM: 7.2

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: 16.3%
• Equity multiple: 1.93×
• Total profit: $26,011
• Equity at exit: $44,964

10-year hold

• IRR: 17.9%
• Equity multiple: 3.61×
• Total profit: $73,089
• Equity at exit: $69,295

Cash invested: $28,000 (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 79087

• Active inventory: 2
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $219

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 76%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-08
   statusdays on market $100,000 Pending 157 DOM
2. 2026-06-05
   remarks 413-char remark
3. 2026-06-05
   days on market $100,000 Active Under Contract 156 DOM
4. 2026-06-03
   days on market $100,000 Active Under Contract 154 DOM
5. 2026-06-02
   days on market $100,000 Active Under Contract 153 DOM
6. 2026-06-01
   days on market $100,000 Active Under Contract 152 DOM
7. 2026-05-31
   days on market $100,000 Active Under Contract 151 DOM
8. 2026-03-06
   status Active 377-char remark

   Show marketing remark (377 chars)

   Brand new roof, It has been surveyed, Almost Appraised, Buyer backed out, Not really a reason. 3 bed 2 bath Home On 3 large city lots, large corner. Fenced, Placed on property in 2017. Has appliances included, a separate garage building and a storage building. We have engineers report. Ready for a Buyer. Nice property in Texline. Take a look and give us a call for showing.

9. 2026-03-06
   price $100,000 377-char remark

   Show marketing remark (377 chars)

   Brand new roof, It has been surveyed, Almost Appraised, Buyer backed out, Not really a reason. 3 bed 2 bath Home On 3 large city lots, large corner. Fenced, Placed on property in 2017. Has appliances included, a separate garage building and a storage building. We have engineers report. Ready for a Buyer. Nice property in Texline. Take a look and give us a call for showing.

10. 2026-01-28
    historical Active Under Contract 377-char remark

    Show marketing remark (377 chars)

    Brand new roof, It has been surveyed, Almost Appraised, Buyer backed out, Not really a reason. 3 bed 2 bath Home On 3 large city lots, large corner. Fenced, Placed on property in 2017. Has appliances included, a separate garage building and a storage building. We have engineers report. Ready for a Buyer. Nice property in Texline. Take a look and give us a call for showing.

11. 2025-12-31
    price $105,000 377-char remark

    Show marketing remark (377 chars)

    Brand new roof, It has been surveyed, Almost Appraised, Buyer backed out, Not really a reason. 3 bed 2 bath Home On 3 large city lots, large corner. Fenced, Placed on property in 2017. Has appliances included, a separate garage building and a storage building. We have engineers report. Ready for a Buyer. Nice property in Texline. Take a look and give us a call for showing.

12. 2025-12-31
    listed $125,000 Active 377-char remark

    Show marketing remark (377 chars)

    Brand new roof, It has been surveyed, Almost Appraised, Buyer backed out, Not really a reason. 3 bed 2 bath Home On 3 large city lots, large corner. Fenced, Placed on property in 2017. Has appliances included, a separate garage building and a storage building. We have engineers report. Ready for a Buyer. Nice property in Texline. Take a look and give us a call for showing.

13. 2025-11-28
    price $100,000
14. 2025-08-12
    price $120,000
15. 2006-08-30
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 18 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: $13,824
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$2,909
• Taxable income: $1,101
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $2,363/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: Texline ISD
• NCES district ID: 4842570
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $52,690
• Composite: 37.18/100
• National rank: #9008
• State rank: #686 of 1141 in TX

Livability — Texline

• Score: 60/100
• State rank: #1069
• US rank: #18962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Texline, TX
• Population (ZIP): 776

Population outlook (Dallam County) Hauer SSP2

• Today (2025): 7,757 people
• By 2030: 8,163 · +5.2%
• By 2040: 9,047 · +16.6%
• By 2050: 9,990 · +28.8%
• By 2075: 12,383 · +59.6%
• By 2100: 13,555 · +74.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 17% Two or more races 16% Black 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Iranian 3% Subsaharan African 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Dallam

• 2024 margin: Solid R (+78.3) · D 10.5% · R 88.8%
• 2008→2024 swing: -17.4pp toward R · 2008: -60.9pp · 2024: -78.3pp
• All cycles: 2024: R+78.3 2020: R+74.1 2016: R+67.5 2012: R+65.0 2008: R+60.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-16.7% since first listed

8 events — show timeline

• 2026-03-06 Relisted — AARMLS
• 2026-03-06 Price Changed $100,000 AARMLS
• 2026-01-28 Contingent — AARMLS
• 2025-12-31 Price Changed $105,000 AARMLS
• 2025-12-31 Listed $125,000 AARMLS
• 2025-11-28 Price Changed $100,000 AARMLS
• 2025-08-12 Price Changed $120,000 AARMLS
• 2006-08-30 Sold (Public Records) — Public Records

Property tax history

-19.5%/yr

Latest (2025): $48 · -1.2% YoY. Source: county tax records.