506 Olive Ave · Dalhart, TX 79022

$100,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 79 Days on market

Built 1960 ↓ 13% 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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• 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

Great opportunity! This 2-bedroom, 1-bath home features a low-maintenance stucco exterior, carport parking, and a large backyard with endless possibilities. Whether you're looking for a starter home, rental property, or investment, this property offers both value and potential.

Key facts

• Large backyard
• Carport parking
• Built 1960

Tags

• CARPORT PARKING
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $28 ($334/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 $91k (9.2% below list).
• Recommended offer: $91k (9.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#300 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Dalhart ISD (town): math 42% / reading 33% proficiency, ranked #452 of 826 in TX (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dalhart El (544 students, 76% FRL); Dalhart J H (math 46% / reading 36%, grade F, #613 of 1,662 statewide, top 38%, 372 students, 65% FRL); Dalhart H S (math 62% / reading 37%, grade D, #509 of 1,632 statewide, top 34%, 469 students, 46% FRL).
• Market conditions: 21 active listings in the ZIP; 8 units permitted in Dallam County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Dallam County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 79 days — a 6% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,769 (9.2% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.91% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 9.2

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-14,417
• Equity at exit: $14,910

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-10,218
• Equity at exit: $8,646

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 79022

• Active inventory: 21
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $908 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$123 /mo · $1,478/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $28

Break-even live

Break-even rent $872

Max offer price $100,000

Occupancy floor 92%

Sensitivity live

Price	-10% $84	-5% $56	+0% $28	+5% $0	+10% $-29
Rent	-10% $-44	-5% $-8	+0% $28	+5% $64	+10% $100
Rate	-1.0pp $78	-0.5pp $53	base $28	+0.5pp $2	+1.0pp $-24

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 12 events

1. 2026-06-09
   status $100,000 Pending 79 DOM
2. 2026-06-08
   days on market $100,000 Active 79 DOM
3. 2026-06-08
   days on market $100,000 Active 78 DOM
4. 2026-06-07
   days on market $100,000 Active 77 DOM
5. 2026-06-03
   days on market $100,000 Active 74 DOM
6. 2026-06-02
   days on market $100,000 Active 73 DOM
7. 2026-06-01
   days on market $100,000 Active 72 DOM
8. 2026-05-31
   days on market $100,000 Active 71 DOM
9. 2026-04-30
   price $100,000 278-char remark

   Show marketing remark (278 chars)

   Great opportunity! This 2-bedroom, 1-bath home features a low-maintenance stucco exterior, carport parking, and a large backyard with endless possibilities. Whether you're looking for a starter home, rental property, or investment, this property offers both value and potential.

10. 2026-03-31
    price $110,000 278-char remark

    Show marketing remark (278 chars)

    Great opportunity! This 2-bedroom, 1-bath home features a low-maintenance stucco exterior, carport parking, and a large backyard with endless possibilities. Whether you're looking for a starter home, rental property, or investment, this property offers both value and potential.

11. 2026-03-20
    listed $115,000 Active 278-char remark

    Show marketing remark (278 chars)

    Great opportunity! This 2-bedroom, 1-bath home features a low-maintenance stucco exterior, carport parking, and a large backyard with endless possibilities. Whether you're looking for a starter home, rental property, or investment, this property offers both value and potential.

12. 2006-02-21
    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: $1,478 · $123/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$352/yr (+$29/mo · 23.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 21 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: $10,892
• − Mortgage interest: −$5,602
• − Property taxes: −$1,478
• − Insurance: −$500
• − Repairs & maintenance: −$871
• − Management: −$871
• − Depreciation: −$2,909
• Taxable loss: −$1,339
• Est. tax savings @ 24.0%: +$321
• After-tax cash flow: $656/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: Dalhart ISD
• NCES district ID: 4816200
• Math proficiency: 42% ▼ -2.00%
• Reading proficiency: 33% ▲ 1.00%
• Median HH income: $50,829
• Composite: 32.54/100
• National rank: #5697
• State rank: #452 of 826 in TX

Livability — Dalhart

• Score: 71/100
• State rank: #300
• US rank: #6830

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dalhart, TX
• Population (ZIP): 10,764

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 46% White 45% Two or more races 22% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 1% Slovak 1% Polish 1%
• Foreign-born: 21% · Canada
• Languages at home: 66% English-only · Spanish 32% German/W. Germanic 2%

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: ▼ -101.60%
• Current HPI: 174.8462
• 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

-13.0% since first listed

4 events — show timeline

• 2026-04-30 Price Changed $100,000 AARMLS
• 2026-03-31 Price Changed $110,000 AARMLS
• 2026-03-20 Listed $115,000 AARMLS
• 2006-02-21 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,478 · -1.4% YoY. Source: county tax records.