603 N Avenue D · Denver City, TX 79323

$83,500

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 54 Days on market

Built 1955 8,276 sqft lot ↓ 30% 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 +20.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +6.5/10.0
• Livability +3.7/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Have you been on the hunt for a home under $130,000? Here is your chance to owe a remodeled 3 bed 1 bath home with a 1 car detached garage! This home sits on a large lot and has too many updates to name. Don't let this one split by. Perfect for a first time home buyer or investor looking to add a great property to your portfolio. Schedule your showing before it is too late!

Key facts

• 8,276 sq ft lot
• Garage
• Built 1955

Property features AI

Exterior

• Parking: Detached garage; Driveway; 1 garage space
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected and available
• Home design: Single family residence; One-story
• Construction: Stucco exterior; Composition roof; Pillar/post/pier foundation; Built as a residential single-family home
• Exterior features: Private yard; Porch; Fenced backyard; Asphalt road frontage (city street, publicly maintained)

Interior

• Kitchen: Oven; Refrigerator
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Open floorplan; Soaking tub
• Laundry & utility: Indoor laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($985 rent vs $84k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#223 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Denver City ISD (town): math 32% / reading 33% proficiency, ranked #547 of 826 in TX (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kelley El (math 37% / reading 31%, grade F, #2,149 of 4,322 statewide, top 50%, 325 students, 64% FRL); William G Gravitt J H (math 27% / reading 32%, grade F, #1,077 of 1,662 statewide, top 66%, 364 students, 63% FRL); Denver City H S (math 37% / reading 42%, grade F, #821 of 1,632 statewide, top 53%, 521 students, 47% FRL).
• Market conditions: 39 active listings in the ZIP; 6 units permitted in Yoakum County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $577 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Yoakum County population projected at +48% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,995 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 7.1

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-6,521
• Equity at exit: $12,450

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $3,545
• Equity at exit: $7,220

Cash invested: $23,380 (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 79323

• Active inventory: 39
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $985 medium
• Mortgage (P&I): −$438
• Tax from tax record: −$196 /mo · $2,357/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $109

Break-even live

Break-even rent $847

Max offer price $83,500

Occupancy floor 84%

Sensitivity live

Price	-10% $156	-5% $133	+0% $109	+5% $85	+10% $62
Rent	-10% $31	-5% $70	+0% $109	+5% $148	+10% $187
Rate	-1.0pp $151	-0.5pp $130	base $109	+0.5pp $87	+1.0pp $65

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: $20,875
• Closing costs: $2,505
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-22
   days on market $83,500 Active 54 DOM
2. 2026-06-21
   days on market $83,500 Active 53 DOM
3. 2026-06-21
   days on market $83,500 Active 52 DOM
4. 2026-06-18
   days on market $83,500 Active 50 DOM
5. 2026-06-17
   days on market $83,500 Active 49 DOM
6. 2026-06-16
   days on market $83,500 Active 48 DOM
7. 2026-06-15
   days on market $83,500 Active 47 DOM
8. 2026-06-13
   days on market $83,500 Active 45 DOM
9. 2026-06-12
   days on market $83,500 Active 44 DOM
10. 2026-06-09
    days on market $83,500 Active 41 DOM
11. 2026-06-09
    price $83,500 Active 40 DOM
12. 2026-06-08
    days on market $91,000 Active 40 DOM
13. 2026-06-08
    days on market $91,000 Active 39 DOM
14. 2026-06-05
    days on market $91,000 Active 37 DOM
15. 2026-06-03
    days on market $91,000 Active 35 DOM
16. 2026-06-02
    days on market $91,000 Active 34 DOM
17. 2026-06-01
    days on market $91,000 Active 33 DOM
18. 2026-05-31
    days on market $91,000 Active 32 DOM
19. 2026-04-29
    listed $91,000 Active 143-char remark
20. 2026-01-28
    soldstatus
21. 2025-10-11
    price $125,000
22. 2022-06-17
    soldstatus Closed

    Show marketing remark (376 chars)

    Have you been on the hunt for a home under $130,000? Here is your chance to owe a remodeled 3 bed 1 bath home with a 1 car detached garage! This home sits on a large lot and has too many updates to name. Don't let this one split by. Perfect for a first time home buyer or investor looking to add a great property to your portfolio. Schedule your showing before it is too late!

23. 2022-05-05
    historical

    Show marketing remark (376 chars)

    Have you been on the hunt for a home under $130,000? Here is your chance to owe a remodeled 3 bed 1 bath home with a 1 car detached garage! This home sits on a large lot and has too many updates to name. Don't let this one split by. Perfect for a first time home buyer or investor looking to add a great property to your portfolio. Schedule your showing before it is too late!

24. 2021-06-15
    listed $120,000

    Show marketing remark (376 chars)

    Have you been on the hunt for a home under $130,000? Here is your chance to owe a remodeled 3 bed 1 bath home with a 1 car detached garage! This home sits on a large lot and has too many updates to name. Don't let this one split by. Perfect for a first time home buyer or investor looking to add a great property to your portfolio. Schedule your showing before it is too late!

25. 2007-05-02
    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: $2,357 · $196/mo
• Projected year-2 tax: $2,357 · $196/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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $11,818
• − Mortgage interest: −$4,677
• − Property taxes: −$2,357
• − Insurance: −$418
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$2,429
• Taxable income: $46
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $1,296/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: Denver City ISD
• NCES district ID: 4816770
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $54,908
• Composite: 28.74/100
• National rank: #6677
• State rank: #547 of 826 in TX

Livability — Denver City

• Score: 73/100
• State rank: #223
• US rank: #5491

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Denver City, TX
• Population (ZIP): 7,115

Population outlook (Yoakum County) Hauer SSP2

• Today (2025): 9,976 people
• By 2030: 10,821 · +8.5%
• By 2040: 12,727 · +27.6%
• By 2050: 14,807 · +48.4%
• By 2075: 20,536 · +105.9%
• By 2100: 24,737 · +148.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (74%)
• Race & ethnicity: Hispanic / Latino 74% Two or more races 30% White 26% Native American 1%
• Hispanic origin (detail): Mexican 70%
• Common ancestry: German 3% Lithuanian 1% Serbian 1%
• Foreign-born: 24% · Canada
• Languages at home: 42% English-only · Spanish 52% German/W. Germanic 6%

Political lean MEDSL · Yoakum

• 2024 margin: Solid R (+70.9) · D 14.3% · R 85.2%
• 2008→2024 swing: -8.3pp toward R · 2008: -62.6pp · 2024: -70.9pp
• All cycles: 2024: R+70.9 2020: R+66.7 2016: R+59.6 2012: R+60.6 2008: R+62.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.51%
• Current HPI: 138.436
• 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

-30.4% since first listed

8 events — show timeline

• 2026-06-08 Price Changed $83,500 LARMLS
• 2026-04-29 Listed $91,000 LARMLS
• 2026-01-28 Sold (Public Records) — Public Records
• 2025-10-11 Price Changed $125,000 LARMLS
• 2022-06-17 Sold (MLS) — LARMLS
• 2022-05-05 Delisted — LARMLS
• 2021-06-15 Listed $120,000 LARMLS
• 2007-05-02 Sold (Public Records) — Public Records

Property tax history

+10.1%/yr

Latest (2025): $2,357 · +25.3% YoY. Source: county tax records.