307 E 5th St · Sundown, TX 79372

$99,000

4 bd · 2.0 ba · 1,545 sqft · SingleFamily public records · 99 Days on market

Built 1975 0.32 ac lot ↓ 53% 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 +14.2/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• 1% rule +6.2/10.0
• Schools +5.1/10.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 307 E 5th—an inviting 3-bedroom, 2-bath home that blends comfort, practicality, and small-town charm. Step inside to find durable vinyl plank flooring throughout, offering both style and easy maintenance. The open living area flows naturally into a functional kitchen and dining space, perfect for everyday living and casual gatherings. Outside, enjoy a huge fenced backyard shaded by mature trees—ideal for pets, play, or outdoor entertaining. A metal roof adds long-lasting protection and peace of mind, while the carport provides convenient covered parking. Located in a quiet neighborhood just minutes from local schools and community amenities, this home is move-in ready and full of potential. Don't miss your chance to make this Sundown gem yours!

Key facts

• Metal roof
• Carport
• Quiet neighborhood

Tags

• VINYL PLANK FLOORING
• FENCED BACKYARD
• METAL ROOF
• CARPORT
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $80k (19.6% below list).
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $80k (19.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 77/100 on livability (#85 in TX, #2,982 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Sundown ISD (rural): math 68% / reading 53% proficiency, ranked #63 of 826 in TX (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sundown El (math 72% / reading 52%, grade B, #321 of 4,322 statewide, top 8%, 260 students, 53% FRL); Sundown J H (math 72% / reading 52%, grade B+, #134 of 1,662 statewide, top 8%, 145 students, 47% FRL); Sundown H S (math 44% / reading 64%, grade C-, #379 of 1,632 statewide, top 26%, 181 students, 48% FRL).
• Market conditions: 13 active listings in the ZIP; 7 units permitted in Hockley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($684 loan paydown + $3k appreciation (3.1% local appreciation)).
• Hockley County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $19k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,628 (19.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. 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.
10. 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.
11. 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: 1.12% ✓
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.20×
• Total profit: $5,435
• Equity at exit: $44,827

10-year hold

• IRR: 6.8%
• Equity multiple: 2.05×
• Total profit: $29,063
• Equity at exit: $69,328

Cash invested: $27,720 (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 79372

• Home prices YoY: 3.2%
• Active inventory: 13
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$296 /mo · $3,557/yr
• Insurance: −$41
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-110

Break-even live

Break-even rent $1,243

Max offer price $79,628

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-82	+0% $-110	+5% $-138	+10% $-166
Rent	-10% $-197	-5% $-153	+0% $-110	+5% $-66	+10% $-22
Rate	-1.0pp $-60	-0.5pp $-84	base $-110	+0.5pp $-135	+1.0pp $-161

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-22
   days on market $99,000 Active 99 DOM
2. 2026-06-21
   days on market $99,000 Active 98 DOM
3. 2026-06-21
   days on market $99,000 Active 97 DOM
4. 2026-06-18
   days on market $99,000 Active 95 DOM
5. 2026-06-17
   days on market $99,000 Active 94 DOM
6. 2026-06-16
   days on market $99,000 Active 93 DOM
7. 2026-06-15
   days on market $99,000 Active 92 DOM
8. 2026-06-15
   days on market $99,000 Active 91 DOM
9. 2026-06-13
   days on market $99,000 Active 90 DOM
10. 2026-06-12
    days on market $99,000 Active 89 DOM
11. 2026-06-09
    days on market $99,000 Active 86 DOM
12. 2026-06-08
    days on market $99,000 Active 85 DOM
13. 2026-06-08
    days on market $99,000 Active 84 DOM
14. 2026-06-05
    days on market $99,000 Active 82 DOM
15. 2026-06-03
    days on market $99,000 Active 80 DOM
16. 2026-06-02
    days on market $99,000 Active 79 DOM
17. 2026-06-01
    days on market $99,000 Active 78 DOM
18. 2026-05-31
    days on market $99,000 Active 77 DOM
19. 2026-04-18
    price $109,000 777-char remark

    Show marketing remark (777 chars)

    Welcome to 307 E 5th—an inviting 3-bedroom, 2-bath home that blends comfort, practicality, and small-town charm. Step inside to find durable vinyl plank flooring throughout, offering both style and easy maintenance. The open living area flows naturally into a functional kitchen and dining space, perfect for everyday living and casual gatherings. Outside, enjoy a huge fenced backyard shaded by mature trees—ideal for pets, play, or outdoor entertaining. A metal roof adds long-lasting protection and peace of mind, while the carport provides convenient covered parking. Located in a quiet neighborhood just minutes from local schools and community amenities, this home is move-in ready and full of potential. Don't miss your chance to make this Sundown gem yours!

20. 2026-03-15
    listed $118,250 Active 777-char remark

    Show marketing remark (777 chars)

    Welcome to 307 E 5th—an inviting 3-bedroom, 2-bath home that blends comfort, practicality, and small-town charm. Step inside to find durable vinyl plank flooring throughout, offering both style and easy maintenance. The open living area flows naturally into a functional kitchen and dining space, perfect for everyday living and casual gatherings. Outside, enjoy a huge fenced backyard shaded by mature trees—ideal for pets, play, or outdoor entertaining. A metal roof adds long-lasting protection and peace of mind, while the carport provides convenient covered parking. Located in a quiet neighborhood just minutes from local schools and community amenities, this home is move-in ready and full of potential. Don't miss your chance to make this Sundown gem yours!

21. 2023-03-27
    soldstatus Closed 335-char remark

    Show marketing remark (335 chars)

    Wonderful updated home in Sundown! Total remodel including kitchen, new appliances, new vinyl plank flooring, new bath tile, new vanity in one bath, new cabinet hardware are just some of the improvements. Huge backyard with plenty of room for a show! This home is light and bright with tons of curb appeal! Call to see this home today!

22. 2023-03-24
    soldstatus
23. 2023-01-31
    status Pending 335-char remark

    Show marketing remark (335 chars)

    Wonderful updated home in Sundown! Total remodel including kitchen, new appliances, new vinyl plank flooring, new bath tile, new vanity in one bath, new cabinet hardware are just some of the improvements. Huge backyard with plenty of room for a show! This home is light and bright with tons of curb appeal! Call to see this home today!

24. 2022-10-11
    price $135,000 335-char remark

    Show marketing remark (335 chars)

    Wonderful updated home in Sundown! Total remodel including kitchen, new appliances, new vinyl plank flooring, new bath tile, new vanity in one bath, new cabinet hardware are just some of the improvements. Huge backyard with plenty of room for a show! This home is light and bright with tons of curb appeal! Call to see this home today!

25. 2022-09-21
    listed $144,000 Active 335-char remark

    Show marketing remark (335 chars)

    Wonderful updated home in Sundown! Total remodel including kitchen, new appliances, new vinyl plank flooring, new bath tile, new vanity in one bath, new cabinet hardware are just some of the improvements. Huge backyard with plenty of room for a show! This home is light and bright with tons of curb appeal! Call to see this home today!

26. 2022-09-08
    price $149,000
27. 2022-09-06
    price $233,900
28. 2007-07-10
    soldstatus
29. 2005-03-24
    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: $3,557 · $296/mo
• Projected year-2 tax: $3,557 · $296/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $13,251
• − Mortgage interest: −$5,546
• − Property taxes: −$3,557
• − Insurance: −$1,997
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$2,880
• Taxable loss: −$2,849
• Est. tax savings @ 24.0%: +$684
• After-tax cash flow: $-632/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: Sundown ISD
• NCES district ID: 4841850
• Math proficiency: 68% ▼ -9.00%
• Reading proficiency: 53% ▼ -9.00%
• Median HH income: $48,479
• Composite: 51.42/100
• National rank: #1730
• State rank: #63 of 826 in TX

Livability — Sundown

• Score: 77/100
• State rank: #85
• US rank: #2982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sundown, TX
• Population (ZIP): 1,472

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 (52%)
• Race & ethnicity: Hispanic / Latino 52% White 44% Two or more races 38% Native American 1%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Slovak 2% Serbian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 73% 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: ▲ 3.06%
• Current HPI: 97.0937
• 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

-53.4% since first listed

11 events — show timeline

• 2026-04-18 Price Changed $109,000 LARMLS
• 2026-03-15 Listed $118,250 LARMLS
• 2023-03-27 Sold (MLS) — LARMLS
• 2023-03-24 Sold (Public Records) — Public Records
• 2023-01-31 Pending — LARMLS
• 2022-10-11 Price Changed $135,000 LARMLS
• 2022-09-21 Listed $144,000 LARMLS
• 2022-09-08 Price Changed $149,000 LARMLS
• 2022-09-06 Price Changed $233,900 LARMLS
• 2007-07-10 Sold (Public Records) — Public Records
• 2005-03-24 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $3,557 · +8.5% YoY. Source: county tax records.