735 S 12th St · Slaton, TX 79364

$95,000

3 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 347 Days on market

Built 1945 10,500 sqft lot ↓ 26% 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 +21.4/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +6.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.4/10.0

Listing remarks MLS

This great house is being SOLD AS-IS. Large living and dining area, granite countertops in the spacious kitchen that overlooks the family room. Backyard has a metal privacy fence and a covered patio. Would be a great fixer upper

Key facts

• Metal privacy fence
• Covered patio
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• METAL PRIVACY FENCE
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#366 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime D, amenities F.
• Slaton ISD (town): math 25% / reading 30% proficiency, ranked #683 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 71 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lubbock County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 347 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $53k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 347 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.24% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.33%
• DSCR: 1.28
• GRM: 6.7

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-6,358
• Equity at exit: $14,165

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $6,375
• Equity at exit: $8,214

Cash invested: $26,600 (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 79364

• Home prices YoY: -3.5%
• Active inventory: 71
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$252 /mo · $3,029/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $140

Break-even live

Break-even rent $1,000

Max offer price $95,000

Occupancy floor 83%

Sensitivity live

Price	-10% $194	-5% $167	+0% $140	+5% $113	+10% $87
Rent	-10% $47	-5% $94	+0% $140	+5% $187	+10% $233
Rate	-1.0pp $188	-0.5pp $164	base $140	+0.5pp $116	+1.0pp $91

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
835 S 11th St Slaton, TX	3.0	2.0	1290	$1,100	$0.85	44d	1	0.12mi
525 W Scurry St Slaton, TX	3.0	2.0	1328	$1,250	$0.94	22d	1	0.13mi
8902 E County Road 7700 Slaton, TX	3.0	2.0	1368	$1,250	$0.91	44d	1	1.27mi

Listing history 25 events

1. 2026-06-18
   days on market $95,000 Active 347 DOM
2. 2026-06-17
   days on market $95,000 Active 346 DOM
3. 2026-06-16
   days on market $95,000 Active 345 DOM
4. 2026-06-15
   days on market $95,000 Active 344 DOM
5. 2026-06-14
   days on market $95,000 Active 342 DOM
6. 2026-06-10
   days on market $95,000 Active 339 DOM
7. 2026-06-09
   days on market $95,000 Active 338 DOM
8. 2026-06-08
   days on market $95,000 Active 337 DOM
9. 2026-06-07
   pricestatusdays on market $95,000 Active 336 DOM
10. 2026-06-05
    status $109,000 Pending 335 DOM
11. 2026-06-03
    days on market $109,000 Active 335 DOM
12. 2026-06-02
    days on market $109,000 Active 334 DOM
13. 2026-06-01
    days on market $109,000 Active 333 DOM
14. 2026-05-31
    days on market $109,000 Active 332 DOM
15. 2026-05-30
    days on market $109,000 Active 331 DOM
16. 2026-03-11
    price $109,000 228-char remark

    Show marketing remark (228 chars)

    This great house is being SOLD AS-IS. Large living and dining area, granite countertops in the spacious kitchen that overlooks the family room. Backyard has a metal privacy fence and a covered patio. Would be a great fixer upper

17. 2025-12-15
    status Active 228-char remark

    Show marketing remark (228 chars)

    This great house is being SOLD AS-IS. Large living and dining area, granite countertops in the spacious kitchen that overlooks the family room. Backyard has a metal privacy fence and a covered patio. Would be a great fixer upper

18. 2025-12-08
    status Pending 228-char remark

    Show marketing remark (228 chars)

    This great house is being SOLD AS-IS. Large living and dining area, granite countertops in the spacious kitchen that overlooks the family room. Backyard has a metal privacy fence and a covered patio. Would be a great fixer upper

19. 2025-10-31
    price $124,900 228-char remark

    Show marketing remark (228 chars)

    This great house is being SOLD AS-IS. Large living and dining area, granite countertops in the spacious kitchen that overlooks the family room. Backyard has a metal privacy fence and a covered patio. Would be a great fixer upper

20. 2025-09-30
    price $134,900 228-char remark

    Show marketing remark (228 chars)

    This great house is being SOLD AS-IS. Large living and dining area, granite countertops in the spacious kitchen that overlooks the family room. Backyard has a metal privacy fence and a covered patio. Would be a great fixer upper

21. 2025-08-26
    price $139,900 228-char remark

    Show marketing remark (228 chars)

    This great house is being SOLD AS-IS. Large living and dining area, granite countertops in the spacious kitchen that overlooks the family room. Backyard has a metal privacy fence and a covered patio. Would be a great fixer upper

22. 2025-08-06
    price $145,400 228-char remark

    Show marketing remark (228 chars)

    This great house is being SOLD AS-IS. Large living and dining area, granite countertops in the spacious kitchen that overlooks the family room. Backyard has a metal privacy fence and a covered patio. Would be a great fixer upper

23. 2025-06-26
    listed $147,900 Active 228-char remark

    Show marketing remark (228 chars)

    This great house is being SOLD AS-IS. Large living and dining area, granite countertops in the spacious kitchen that overlooks the family room. Backyard has a metal privacy fence and a covered patio. Would be a great fixer upper

24. 2002-04-23
    soldstatus
25. 1998-12-14
    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: $3,029 · $252/mo
• Projected year-2 tax: $3,029 · $252/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,134
• − Mortgage interest: −$5,321
• − Property taxes: −$3,029
• − Insurance: −$475
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$2,764
• Taxable income: $283
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $1,616/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: Slaton ISD
• NCES district ID: 4840440
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 30% ▼ -8.00%
• Median HH income: $39,870
• Composite: 23.15/100
• National rank: #7950
• State rank: #683 of 826 in TX

Livability — Slaton

• Score: 70/100
• State rank: #366
• US rank: #7796

Category grades

Amenities F 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: Slaton, TX
• Population (ZIP): 7,135

Population outlook (Lubbock County) Hauer SSP2

• Today (2025): 345,960 people
• By 2030: 371,449 · +7.4%
• By 2040: 424,539 · +22.7%
• By 2050: 481,150 · +39.1%
• By 2075: 633,467 · +83.1%
• By 2100: 746,853 · +115.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 51% Hispanic / Latino 43% Black 6% Two or more races 4%
• Hispanic origin (detail): Mexican 32% Puerto Rican 3%
• Common ancestry: Hispanic 3% Lithuanian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 75% English-only · Spanish 24%

Political lean MEDSL · Lubbock

• 2024 margin: Solid R (+39.5) · D 29.7% · R 69.2% · Other 1.0%
• 2008→2024 swing: -2.8pp toward R · 2008: -36.7pp · 2024: -39.5pp
• All cycles: 2024: R+39.5 2020: R+32.2 2016: R+38.4 2012: R+40.9 2008: R+36.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.15%
• Current HPI: 250.89
• 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

-26.3% since first listed

10 events — show timeline

• 2026-03-11 Price Changed $109,000 LARMLS
• 2025-12-15 Relisted — LARMLS
• 2025-12-08 Pending — LARMLS
• 2025-10-31 Price Changed $124,900 LARMLS
• 2025-09-30 Price Changed $134,900 LARMLS
• 2025-08-26 Price Changed $139,900 LARMLS
• 2025-08-06 Price Changed $145,400 LARMLS
• 2025-06-26 Listed $147,900 LARMLS
• 2002-04-23 Sold (Public Records) — Public Records
• 1998-12-14 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,029 · +4.1% YoY. Source: county tax records.