203 Pecan St · Levelland, TX 79336

$58,409

3 bd · 1.0 ba · 954 sqft · SingleFamily public records · 304 Days on market

Built 1955 6,751 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIXER UPPER! Welcome to this renovation-ready fixer-upper home located in Levelland, TX. With a one-story layout, three bedrooms, one bathroom, and approximately 954 square feet of living space, this property offers a great opportunity for customization. The combination of vinyl, laminate, and carpeted flooring adds character and versatility to the interior. The family room is spacious and bright, thanks to large windows that fill the space with natural light. In the kitchen, you'll find a designated area with dark wooden cabinets and laminate countertops, providing both style and functionality. This location gives you easy access to Hwy. 114 and 385. This home is being sold AS IS but will have a NEW ROOF. This property has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Large windows
• Dark wooden cabinets
• One story layout

Tags

• RENOVATION READY
• ONE STORY LAYOUT
• LARGE WINDOWS
• DARK WOODEN CABINETS
• LAMINATE COUNTERTOPS
• EASY ACCESS TO HWY 114 AND 385

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($836 rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#274 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, commute F, employment F.
• Levelland ISD (town): math 33% / reading 32% proficiency, ranked #566 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 120 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 7 units permitted in Hockley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $404 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hockley County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $51,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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 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?
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: 1.43% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.60%
• DSCR: 1.96
• GRM: 5.8

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: 14.2%
• Equity multiple: 1.57×
• Total profit: $9,272
• Equity at exit: $8,709

10-year hold

• IRR: 22.9%
• Equity multiple: 2.97×
• Total profit: $32,172
• Equity at exit: $5,050

Cash invested: $16,355 (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 79336

• Active inventory: 120
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $836 high
• Mortgage (P&I): −$306
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $294

Break-even live

Break-even rent $464

Max offer price $58,409

Occupancy floor 60%

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: $14,602
• Closing costs: $1,752
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 Cherry St Unit 43 Levelland, TX	2.0	1.0	800	$650	$0.81	13d	1	0.19mi
226 Cherry St Levelland, TX	2.0	1.0	575	$650	$1.13	13d	6	0.20mi
132 Railroad Ave Levelland, TX	3.0	2.0	1040	$1,150	$1.11	43d	1	0.23mi
400 N Cedar Ave Levelland, TX	1.0–3.0	1.0–1.5	857	$950	$1.11	13d	4	0.47mi
226 Hickory St Unit B Levelland, TX	2.0	1.0	1000	$945	$0.94	13d	1	0.50mi
710 9th St Levelland, TX	2.0	1.0	1005	$695	$0.69	21d	1	0.77mi
1819 Avenue I Pl Unit 5 Levelland, TX	2.0	1.0	800	$650	$0.81	21d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $58,409 Active 304 DOM
2. 2026-06-17
   days on market $58,409 Active 303 DOM
3. 2026-06-16
   days on market $58,409 Active 302 DOM
4. 2026-06-15
   days on market $58,409 Active 301 DOM
5. 2026-06-13
   days on market $58,409 Active 299 DOM
6. 2026-06-12
   days on market $58,409 Active 298 DOM
7. 2026-06-10
   days on market $58,409 Active 295 DOM
8. 2026-06-08
   days on market $58,409 Active 294 DOM
9. 2026-06-08
   days on market $58,409 Active 293 DOM
10. 2026-06-07
    days on market $58,409 Active 292 DOM
11. 2026-06-03
    days on market $58,409 Active 289 DOM
12. 2026-06-02
    days on market $58,409 Active 288 DOM
13. 2026-06-01
    days on market $58,409 Active 287 DOM
14. 2026-05-31
    days on market $58,409 Active 286 DOM
15. 2025-08-18
    listed $58,409 Active 979-char remark

    Show marketing remark (979 chars)

    FIXER UPPER! Welcome to this renovation-ready fixer-upper home located in Levelland, TX. With a one-story layout, three bedrooms, one bathroom, and approximately 954 square feet of living space, this property offers a great opportunity for customization. The combination of vinyl, laminate, and carpeted flooring adds character and versatility to the interior. The family room is spacious and bright, thanks to large windows that fill the space with natural light. In the kitchen, you'll find a designated area with dark wooden cabinets and laminate countertops, providing both style and functionality. This location gives you easy access to Hwy. 114 and 385. This home is being sold AS IS but will have a NEW ROOF. This property has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

ⓘ 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: $428 · $36/mo
• Projected year-2 tax: $1,069 · $89/mo
• Expected delta: +$640/yr (+$53/mo · 149.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,036
• − Mortgage interest: −$3,272
• − Property taxes: −$428
• − Insurance: −$292
• − Repairs & maintenance: −$803
• − Management: −$803
• − Depreciation: −$1,699
• Taxable income: $2,739
• Est. tax owed @ 24.0%: −$657
• After-tax cash flow: $2,875/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: Levelland ISD
• NCES district ID: 4827240
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $47,924
• Composite: 28.09/100
• National rank: #6833
• State rank: #566 of 826 in TX

Livability — Levelland

• Score: 72/100
• State rank: #274
• US rank: #6392

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Levelland, TX
• Population (ZIP): 15,265

Population outlook (Hockley County) Hauer SSP2

• Today (2025): 25,295 people
• By 2030: 26,230 · +3.7%
• By 2040: 28,268 · +11.8%
• By 2050: 30,536 · +20.7%
• By 2075: 36,867 · +45.7%
• By 2100: 40,662 · +60.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (53%)
• Race & ethnicity: Hispanic / Latino 53% White 42% Two or more races 24% Black 3%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 72% English-only · Spanish 27%

Political lean MEDSL · Hockley

• 2024 margin: Solid R (+66.3) · D 16.6% · R 82.8%
• 2008→2024 swing: -14.0pp toward R · 2008: -52.3pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+62.4 2016: R+62.3 2012: R+57.0 2008: R+52.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -169.34%
• Current HPI: 154.0713
• 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

1 event — show timeline

• 2025-08-18 Listed $58,409 HARMLS

Property tax history

+4.1%/yr

Latest (2025): $428 · +22.9% YoY. Source: county tax records.