605 17th St · Levelland, TX 79336

$105,000

3 bd · 2.0 ba · 2,163 sqft · SingleFamily public records · 139 Days on market

Built 1970 9,453 sqft lot

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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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +8.1/10.0
• 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

3-bedroom, 1-bath home with bonus room and carport — offering great potential! With space to create a master suite or add a second living space, this property is a perfect opportunity for those ready to make improvements and create their ideal home. Being sold "as is".

Key facts

• 9,453 sq ft lot
• Built 1970
• Listed 139 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (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 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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 1970 — 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 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?
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: 1.31% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 6.4

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $118
• Equity at exit: $15,656

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $22,380
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$224 /mo · $2,688/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $268

Break-even live

Break-even rent $1,036

Max offer price $105,000

Occupancy floor 76%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $105,000 Active 139 DOM
2. 2026-06-17
   days on market $105,000 Active 138 DOM
3. 2026-06-16
   days on market $105,000 Active 137 DOM
4. 2026-06-15
   days on market $105,000 Active 136 DOM
5. 2026-06-13
   days on market $105,000 Active 134 DOM
6. 2026-06-12
   days on market $105,000 Active 133 DOM
7. 2026-06-10
   days on market $105,000 Active 130 DOM
8. 2026-06-08
   days on market $105,000 Active 129 DOM
9. 2026-06-08
   days on market $105,000 Active 128 DOM
10. 2026-06-07
    days on market $105,000 Active 127 DOM
11. 2026-06-03
    days on market $105,000 Active 124 DOM
12. 2026-06-02
    days on market $105,000 Active 123 DOM
13. 2026-06-01
    days on market $105,000 Active 122 DOM
14. 2026-05-31
    days on market $105,000 Active 121 DOM
15. 2026-01-30
    listed $105,000 Active 285-char remark

    Show marketing remark (285 chars)

    3-bedroom, 1-bath home with bonus room and carport — offering great potential! With space to create a master suite or add a second living space, this property is a perfect opportunity for those ready to make improvements and create their ideal home. Being sold "as is".

16. 2022-12-01
    soldstatus
17. 2022-12-01
    soldstatus
18. 1995-04-27
    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: $2,688 · $224/mo
• Projected year-2 tax: $2,688 · $224/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 · 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: $16,498
• − Mortgage interest: −$5,882
• − Property taxes: −$2,688
• − Insurance: −$525
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$3,055
• Taxable income: $1,710
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $2,803/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

4 events — show timeline

• 2026-01-30 Listed $105,000 LARMLS
• 2022-12-01 Sold (Public Records) — Public Records
• 2022-12-01 Sold (Public Records) — Public Records
• 1995-04-27 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,688 · +16.9% YoY. Source: county tax records.