1116 W Howard · Olney, TX 76374

$115,000

3 bd · 2.0 ba · 2,283 sqft · SingleFamily public records · 76 Days on market

Built 1975 0.28 ac lot $50/sqft · 26% below area Est $127k · 9% under ↓ 12% 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 +18.7/30.0
• ARV discount +11.7/15.0
• 1% rule +6.2/10.0
• DSCR +5.9/10.0
• Schools +4.4/10.0
• Appreciation +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located on a spacious corner lot, this 3 bedroom, 2 bathroom home offers over 1,800 square feet of functional living space at an affordable price point. With a brand new roof installed in January 2026 and recent updates including fresh paint and fixtures, many of the major items have already been taken care of, allowing buyers to move in and make it their own over time. Inside, you’ll find two living areas, giving flexibility for a second living room, office, or playroom. The main living space features a beautiful stone fireplace, creating a comfortable place to gather. The layout is practical and livable, with generously sized bedrooms and plenty of room to spread out without taking on a major renovation project. The backyard is fully fenced and includes a covered patio and built-in smoker, perfect for relaxing evenings or weekend cookouts. This home is ideal for buyers looking for space, functionality, and value without stepping into a higher price point.

Key facts

• Spacious backyard
• Covered patio
• Stone fireplace

Tags

• CORNER LOT
• STONE FIREPLACE
• COVERED PATIO
• BUILT-IN SMOKER
• SPACIOUS BACKYARD
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#557 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Olney ISD (town): math 50% / reading 56% proficiency, ranked #150 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 30 active listings in the ZIP; 5 units permitted in Young County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Young County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe 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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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 B-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?
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: 1.12% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.26%
• DSCR: 1.19
• GRM: 7.4

CMA / ARV

• ARV (median comp): $126,958
• List price: $115,000
• Delta: -9.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1102 W Howard	0.11mi	4/2.0 (+1)	2,343 (+3%)	7mo	$130,000	$55	80
902 W Elm St	0.40mi	3/1.5	2,044 (-10%)	4mo	$325,000	$159	58
903 W Main St	0.47mi	3/2.0	1,954 (-14%)	1mo	$138,000	$71	53
1015 W Hamilton	0.49mi	3/1.0	2,022 (-11%)	4mo	$85,000	$42	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.79×
• Total profit: $-6,647
• Equity at exit: $22,053

10-year hold

• IRR: 3.0%
• Equity multiple: 1.25×
• Total profit: $8,059
• Equity at exit: $18,578

Cash invested: $32,200 (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 76374

• Home prices YoY: -1.0%
• Active inventory: 30
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$257 /mo · $3,079/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $114

Break-even live

Break-even rent $1,149

Max offer price $115,000

Occupancy floor 86%

Sensitivity live

Price	-10% $180	-5% $147	+0% $114	+5% $82	+10% $49
Rent	-10% $12	-5% $63	+0% $114	+5% $166	+10% $217
Rate	-1.0pp $172	-0.5pp $144	base $114	+0.5pp $85	+1.0pp $54

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-19
   historical Active Option Contract 992-char remark

   Show marketing remark (992 chars)

   Located on a spacious corner lot, this 3 bedroom, 2 bathroom home offers over 1,800 square feet of functional living space at an affordable price point. With a brand new roof installed in January 2026 and recent updates including fresh paint and fixtures, many of the major items have already been taken care of, allowing buyers to move in and make it their own over time. Inside, you’ll find two living areas, giving flexibility for a second living room, office, or playroom. The main living space features a beautiful stone fireplace, creating a comfortable place to gather. The layout is practical and livable, with generously sized bedrooms and plenty of room to spread out without taking on a major renovation project. The backyard is fully fenced and includes a covered patio and built-in smoker, perfect for relaxing evenings or weekend cookouts. This home is ideal for buyers looking for space, functionality, and value without stepping into a higher price point.

2. 2026-05-01
   price $115,000 992-char remark

   Show marketing remark (992 chars)

   Located on a spacious corner lot, this 3 bedroom, 2 bathroom home offers over 1,800 square feet of functional living space at an affordable price point. With a brand new roof installed in January 2026 and recent updates including fresh paint and fixtures, many of the major items have already been taken care of, allowing buyers to move in and make it their own over time. Inside, you’ll find two living areas, giving flexibility for a second living room, office, or playroom. The main living space features a beautiful stone fireplace, creating a comfortable place to gather. The layout is practical and livable, with generously sized bedrooms and plenty of room to spread out without taking on a major renovation project. The backyard is fully fenced and includes a covered patio and built-in smoker, perfect for relaxing evenings or weekend cookouts. This home is ideal for buyers looking for space, functionality, and value without stepping into a higher price point.

3. 2026-04-09
   price $120,000 992-char remark

   Show marketing remark (992 chars)

   Located on a spacious corner lot, this 3 bedroom, 2 bathroom home offers over 1,800 square feet of functional living space at an affordable price point. With a brand new roof installed in January 2026 and recent updates including fresh paint and fixtures, many of the major items have already been taken care of, allowing buyers to move in and make it their own over time. Inside, you’ll find two living areas, giving flexibility for a second living room, office, or playroom. The main living space features a beautiful stone fireplace, creating a comfortable place to gather. The layout is practical and livable, with generously sized bedrooms and plenty of room to spread out without taking on a major renovation project. The backyard is fully fenced and includes a covered patio and built-in smoker, perfect for relaxing evenings or weekend cookouts. This home is ideal for buyers looking for space, functionality, and value without stepping into a higher price point.

4. 2026-03-29
   price $126,000 992-char remark

   Show marketing remark (992 chars)

   Located on a spacious corner lot, this 3 bedroom, 2 bathroom home offers over 1,800 square feet of functional living space at an affordable price point. With a brand new roof installed in January 2026 and recent updates including fresh paint and fixtures, many of the major items have already been taken care of, allowing buyers to move in and make it their own over time. Inside, you’ll find two living areas, giving flexibility for a second living room, office, or playroom. The main living space features a beautiful stone fireplace, creating a comfortable place to gather. The layout is practical and livable, with generously sized bedrooms and plenty of room to spread out without taking on a major renovation project. The backyard is fully fenced and includes a covered patio and built-in smoker, perfect for relaxing evenings or weekend cookouts. This home is ideal for buyers looking for space, functionality, and value without stepping into a higher price point.

5. 2026-03-12
   status Active 992-char remark

   Show marketing remark (992 chars)

   Located on a spacious corner lot, this 3 bedroom, 2 bathroom home offers over 1,800 square feet of functional living space at an affordable price point. With a brand new roof installed in January 2026 and recent updates including fresh paint and fixtures, many of the major items have already been taken care of, allowing buyers to move in and make it their own over time. Inside, you’ll find two living areas, giving flexibility for a second living room, office, or playroom. The main living space features a beautiful stone fireplace, creating a comfortable place to gather. The layout is practical and livable, with generously sized bedrooms and plenty of room to spread out without taking on a major renovation project. The backyard is fully fenced and includes a covered patio and built-in smoker, perfect for relaxing evenings or weekend cookouts. This home is ideal for buyers looking for space, functionality, and value without stepping into a higher price point.

6. 2026-03-04
   listed $130,000 Active 992-char remark

   Show marketing remark (992 chars)

   Located on a spacious corner lot, this 3 bedroom, 2 bathroom home offers over 1,800 square feet of functional living space at an affordable price point. With a brand new roof installed in January 2026 and recent updates including fresh paint and fixtures, many of the major items have already been taken care of, allowing buyers to move in and make it their own over time. Inside, you’ll find two living areas, giving flexibility for a second living room, office, or playroom. The main living space features a beautiful stone fireplace, creating a comfortable place to gather. The layout is practical and livable, with generously sized bedrooms and plenty of room to spread out without taking on a major renovation project. The backyard is fully fenced and includes a covered patio and built-in smoker, perfect for relaxing evenings or weekend cookouts. This home is ideal for buyers looking for space, functionality, and value without stepping into a higher price point.

7. 2025-12-08
   soldstatus
8. 2025-12-08
   soldstatus
9. 2025-12-08
   soldstatus
10. 2009-08-28
    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: $3,079 · $257/mo
• Projected year-2 tax: $3,079 · $257/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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $15,524
• − Mortgage interest: −$6,442
• − Property taxes: −$3,079
• − Insurance: −$575
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$3,345
• Taxable loss: −$401
• Est. tax savings @ 24.0%: +$96
• After-tax cash flow: $1,469/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: Olney ISD
• NCES district ID: 4833630
• Math proficiency: 50% ▼ -15.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $37,813
• Composite: 44.09/100
• National rank: #2874
• State rank: #150 of 826 in TX

Livability — Olney

• Score: 67/100
• State rank: #557
• US rank: #10736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Olney, TX
• Population (ZIP): 3,915

Population outlook (Young County) Hauer SSP2

• Today (2025): 17,860 people
• By 2030: 17,620 · -1.3%
• By 2040: 17,054 · -4.5%
• By 2050: 16,551 · -7.3%
• By 2075: 15,667 · -12.3%
• By 2100: 14,066 · -21.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 20% Two or more races 7%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Asian/Pacific 1%

Political lean MEDSL · Young

• 2024 margin: Solid R (+76.2) · D 11.6% · R 87.8%
• 2008→2024 swing: -12.8pp toward R · 2008: -63.5pp · 2024: -76.2pp
• All cycles: 2024: R+76.2 2020: R+73.8 2016: R+74.6 2012: R+71.5 2008: R+63.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.05%
• Current HPI: 197.3031
• 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

-11.5% since first listed

10 events — show timeline

• 2026-05-19 Contingent — NTREIS
• 2026-05-01 Price Changed $115,000 NTREIS
• 2026-04-09 Price Changed $120,000 NTREIS
• 2026-03-29 Price Changed $126,000 NTREIS
• 2026-03-12 Relisted — NTREIS
• 2026-03-04 Listed $130,000 NTREIS
• 2025-12-08 Sold (Public Records) — Public Records
• 2025-12-08 Sold (Public Records) — Public Records
• 2025-12-08 Sold (Public Records) — Public Records
• 2009-08-28 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $3,079 · +39.9% YoY. Source: county tax records.