109 NW 5th St · Dimmitt, TX 79027

$55,000

3 bd · 1.0 ba · 1,555 sqft · SingleFamily public records · 119 Days on market

Built 1950 0.34 ac lot ↓ 7% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Looking for a great investment at a LOW price? This property will only go CASH!! Home is completely gutted with some work that has been started. Home will also include an empty lot so you can build or possibly mobile home moved on with city approval. Get at me so we can get this property in your hands!!

Key facts

• Gutted home
• 0.34 acre lot
• Listed 119 days

Tags

• GUTTED HOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#620 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Dimmitt ISD (town): math 29% / reading 28% proficiency, ranked #672 of 826 in TX (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Richardson El (math 28% / reading 29%, grade F, #2,706 of 4,322 statewide, top 63%, 524 students, 86% FRL); Dimmitt Middle (math 28% / reading 22%, grade F, #1,258 of 1,662 statewide, top 77%, 270 students, 88% FRL); Dimmitt H S (math 37% / reading 37%, grade F, #897 of 1,632 statewide, top 57%, 303 students, 82% FRL) — zoned schools average 85% FRL vs 64% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• In year one you build about $45 of equity ($380 loan paydown + $-335 appreciation (-0.6% local appreciation)).
• Castro County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.10% ✓
• Cap rate: 18.07%
• Cash-on-cash: 42.06%
• DSCR: 2.87
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.3%
• Equity multiple: 3.03×
• Total profit: $31,229
• Equity at exit: $14,316

10-year hold

• IRR: 45.9%
• Equity multiple: 6.00×
• Total profit: $77,023
• Equity at exit: $15,939

Cash invested: $15,400 (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 79027

• Home prices YoY: -0.7%
• Active inventory: 16
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $540

Break-even live

Break-even rent $472

Max offer price $55,000

Occupancy floor 48%

Sensitivity live

Price	-10% $571	-5% $555	+0% $540	+5% $524	+10% $509
Rent	-10% $449	-5% $494	+0% $540	+5% $585	+10% $631
Rate	-1.0pp $567	-0.5pp $554	base $540	+0.5pp $526	+1.0pp $511

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $55,000 Active 119 DOM
2. 2026-06-21
   days on market $55,000 Active 118 DOM
3. 2026-06-18
   days on market $55,000 Active 116 DOM
4. 2026-06-17
   days on market $55,000 Active 115 DOM
5. 2026-06-16
   days on market $55,000 Active 114 DOM
6. 2026-06-15
   days on market $55,000 Active 113 DOM
7. 2026-06-13
   days on market $55,000 Active 111 DOM
8. 2026-06-12
   days on market $55,000 Active 110 DOM
9. 2026-06-09
   days on market $55,000 Active 107 DOM
10. 2026-06-08
    days on market $55,000 Active 106 DOM
11. 2026-06-08
    days on market $55,000 Active 105 DOM
12. 2026-06-05
    days on market $55,000 Active 103 DOM
13. 2026-06-03
    days on market $55,000 Active 101 DOM
14. 2026-06-02
    days on market $55,000 Active 100 DOM
15. 2026-06-01
    days on market $55,000 Active 99 DOM
16. 2026-05-31
    days on market $55,000 Active 98 DOM
17. 2026-03-11
    price $55,000 306-char remark

    Show marketing remark (306 chars)

    Looking for a great investment at a LOW price? This property will only go CASH!! Home is completely gutted with some work that has been started. Home will also include an empty lot so you can build or possibly mobile home moved on with city approval. Get at me so we can get this property in your hands!!

18. 2026-02-22
    listed $59,000 Active 306-char remark

    Show marketing remark (306 chars)

    Looking for a great investment at a LOW price? This property will only go CASH!! Home is completely gutted with some work that has been started. Home will also include an empty lot so you can build or possibly mobile home moved on with city approval. Get at me so we can get this property in your hands!!

19. 2022-10-05
    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: $740 · $62/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$266/yr (+$22/mo · 36.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,866
• − Mortgage interest: −$3,081
• − Property taxes: −$740
• − Insurance: −$275
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$1,600
• Taxable income: $5,951
• Est. tax owed @ 24.0%: −$1,428
• After-tax cash flow: $5,049/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: Dimmitt ISD
• NCES district ID: 4817160
• Math proficiency: 29% ▼ -12.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $37,036
• Composite: 23.73/100
• National rank: #7826
• State rank: #672 of 826 in TX

Livability — Dimmitt

• Score: 66/100
• State rank: #620
• US rank: #11840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dimmitt, TX
• Population (ZIP): 4,789

Population outlook (Castro County) Hauer SSP2

• Today (2025): 6,920 people
• By 2030: 6,563 · -5.2%
• By 2040: 5,855 · -15.4%
• By 2050: 5,185 · -25.1%
• By 2075: 3,763 · -45.6%
• By 2100: 2,544 · -63.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 33% White 25% Asian 2%
• Hispanic origin (detail): Mexican 56% Puerto Rican 1%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 12% · Canada
• Languages at home: 43% English-only · Spanish 54% Tagalog/Filipino 2%

Political lean MEDSL · Castro

• 2024 margin: Solid R (+58.2) · D 20.7% · R 78.9%
• 2008→2024 swing: -21.4pp toward R · 2008: -36.8pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+54.5 2016: R+44.4 2012: R+39.6 2008: R+36.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.61%
• Current HPI: 89.9612
• 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

-6.8% since first listed

3 events — show timeline

• 2026-03-11 Price Changed $55,000 AARMLS
• 2026-02-22 Listed $59,000 AARMLS
• 2022-10-05 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $740 · +17.7% YoY. Source: county tax records.