234 County Road 16420 · Deport, TX 75435

$69,900

1 bd · 1.0 ba · 768 sqft · SingleFamily · 90 Days on market

Built 2000 Good condition 7,231 sqft 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 +25.7/30.0
• Appreciation +9.3/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Charming and efficient, this adorable tiny home offers the perfect blend of simplicity and comfort in the quiet community of Cunningham, Texas. Featuring 1 bedroom and 1 bathroom, this cozy property sits on a .166-acre lot and provides a functional layout designed to maximize space and practicality. Inside, you’ll find a spacious bathroom that also includes a convenient utility area, making everyday living both easy and efficient. The kitchen comes equipped with a refrigerator that will convey with the home, adding extra value and convenience for the new owner. Whether you’re looking for a starter home, downsizing opportunity, rental investment, or weekend retreat, this property offers a low-maintenance lifestyle with small-town charm. With room to enjoy the outdoors and a manageable lot size, this tiny home is full of potential and ready for its next owner.

Key facts

• Refrigerator conveys
• Utility area
• Spacious bathroom

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS BATHROOM
• UTILITY AREA
• EQUIPPED KITCHEN
• REFRIGERATOR CONVEYS
• LOW MAINTENANCE LIFESTYLE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($823 rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#1,482 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Prairiland ISD (rural): math 52% / reading 51% proficiency, ranked #167 of 826 in TX (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 active listings in the ZIP; 119 units permitted in Lamar County in 2024 (71 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $6k appreciation (8.7% local appreciation)).
• Lamar County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.7% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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 F 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: 1.18% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.23%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.3%
• Equity multiple: 3.17×
• Total profit: $42,559
• Equity at exit: $56,434

10-year hold

• IRR: 25.9%
• Equity multiple: 6.92×
• Total profit: $115,879
• Equity at exit: $115,355

Cash invested: $19,572 (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 75435

• Home prices YoY: 4.4%
• Active inventory: 20
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $823 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $167

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 75%

Sensitivity live

Price	-10% $215	-5% $191	+0% $167	+5% $143	+10% $118
Rent	-10% $102	-5% $134	+0% $167	+5% $199	+10% $232
Rate	-1.0pp $202	-0.5pp $185	base $167	+0.5pp $149	+1.0pp $130

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-03
   days on market $69,900 Active 90 DOM
2. 2026-06-02
   days on market $69,900 Active 89 DOM
3. 2026-06-01
   days on market $69,900 Active 88 DOM
4. 2026-05-31
   days on market $69,900 Active 87 DOM
5. 2026-03-04
   listed $69,900 Active 884-char remark

   Show marketing remark (884 chars)

   Charming and efficient, this adorable tiny home offers the perfect blend of simplicity and comfort in the quiet community of Cunningham, Texas. Featuring 1 bedroom and 1 bathroom, this cozy property sits on a .166-acre lot and provides a functional layout designed to maximize space and practicality. Inside, you’ll find a spacious bathroom that also includes a convenient utility area, making everyday living both easy and efficient. The kitchen comes equipped with a refrigerator that will convey with the home, adding extra value and convenience for the new owner. Whether you’re looking for a starter home, downsizing opportunity, rental investment, or weekend retreat, this property offers a low-maintenance lifestyle with small-town charm. With room to enjoy the outdoors and a manageable lot size, this tiny home is full of potential and ready for its next owner.

6. 2025-10-10
   historical
7. 2025-08-29
   price $69,900
8. 2025-06-03
   status Active
9. 2025-05-28
   status Pending
10. 2025-04-10
    listed $74,900 Active

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,871
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$790
• − Management: −$790
• − Depreciation: −$2,033
• Taxable income: $945
• Est. tax owed @ 24.0%: −$227
• After-tax cash flow: $1,775/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This charming and efficient tiny home is in good condition with minimal repairs needed. It offers a functional layout and is ready for a new owner to move in and enjoy.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Resale Replace countertops — Modernizes the space and adds value
• Resale Install new flooring — Improves aesthetics and adds value
• Resale Upgrade lighting fixtures — Enhances the ambiance and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Resale Replace countertops — Modernizes the space and adds value ↑
• Resale Install new flooring — Improves aesthetics and adds value ↑
• Resale Upgrade lighting fixtures — Enhances the ambiance and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Prairiland ISD
• NCES district ID: 4835740
• Math proficiency: 52% ▲ 5.00%
• Reading proficiency: 51% ▲ 7.00%
• Median HH income: $43,652
• Composite: 43.44/100
• National rank: #3010
• State rank: #167 of 826 in TX

Livability — Deport

• Score: 51/100
• State rank: #1482
• US rank: #25402

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,056

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 48,319 people
• By 2030: 47,160 · -2.4%
• By 2040: 44,621 · -7.7%
• By 2050: 42,024 · -13.0%
• By 2075: 36,577 · -24.3%
• By 2100: 30,580 · -36.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 3% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+61.0) · D 19.2% · R 80.3%
• 2008→2024 swing: -19.1pp toward R · 2008: -42.0pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+57.4 2016: R+59.2 2012: R+50.3 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.69%
• Current HPI: 208.2269
• 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

6 events — show timeline

• 2026-03-04 Listed $69,900 NTREIS
• 2025-10-10 Listing Removed — NTREIS
• 2025-08-29 Price Changed $69,900 NTREIS
• 2025-06-03 Relisted — NTREIS
• 2025-05-28 Pending — NTREIS
• 2025-04-10 Listed $74,900 NTREIS