60 E Canyon View Dr · Ransom Canyon, TX 79366

$185,000

3 bd · 2.0 ba · 1,518 sqft · SingleFamily public records · 236 Days on market

Built 1977 8,587 sqft lot $122/sqft · 25% below area Est $245k · 25% under ↓ 30% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +6.2/30.0
• Appreciation +5.7/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0

Listing remarks MLS

Ransom Canyon with views - 3 bed 2 bath home with beautiful sunsets. Located in a secluded neighborhood, this home has a 2 car garage, isolated master bedroom, an enclosed patio (not part of the square footage) and is ready for your creative touches. This area is perfect for those who like to walk, see views of the lake and enjoy this area.

Key facts

• Views of the lake
• Enclosed patio
• 8,587 sq ft lot

Tags

• SECLUDED NEIGHBORHOOD
• ENCLOSED PATIO
• VIEWS OF THE LAKE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-337 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (32.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (24.5% below list).
• Recommended offer: $126k (32.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 75/100 on livability (#162 in TX, #4,336 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Roosevelt ISD (rural): math 30% / reading 36% proficiency, ranked #553 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Roosevelt El (math 27% / reading 31%, grade F, #2,668 of 4,322 statewide, top 63%, 536 students, 76% FRL); Roosevelt J H (math 29% / reading 34%, grade F, #997 of 1,662 statewide, top 61%, 289 students, 74% FRL); Roosevelt H S (math 42% / reading 52%, grade D-, #591 of 1,632 statewide, top 38%, 350 students, 70% FRL).
• Market conditions: 28 active listings in the ZIP; 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $2k appreciation (1.3% local appreciation)).
• Lubbock County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $80k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,520 (32.2% 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 236 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 4.11%
• Cash-on-cash: -7.80%
• DSCR: 0.65
• GRM: 11.0

CMA / ARV

• ARV (median comp): $245,467
• List price: $185,000
• Delta: -24.63%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Highland Dr	0.07mi	3/2.0	1,659 (+9%)	7mo	$250,000	$151	76

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

Projected returns pro-forma

1.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.72×
• Total profit: $-14,746
• Equity at exit: $66,474

10-year hold

• IRR: -0.2%
• Equity multiple: 0.97×
• Total profit: $-1,329
• Equity at exit: $90,964

Cash invested: $51,800 (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 79366

• Home prices YoY: 0.6%
• Active inventory: 28
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,396 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$392 /mo · $4,708/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-337

Break-even live

Break-even rent $1,822

Max offer price $125,520

Occupancy floor —

Sensitivity live

Price	-10% $-232	-5% $-284	+0% $-337	+5% $-389	+10% $-441
Rent	-10% $-447	-5% $-392	+0% $-337	+5% $-282	+10% $-226
Rate	-1.0pp $-244	-0.5pp $-290	base $-337	+0.5pp $-385	+1.0pp $-433

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $185,000 Active 236 DOM
2. 2026-06-18
   days on market $185,000 Active 233 DOM
3. 2026-06-17
   days on market $185,000 Active 232 DOM
4. 2026-06-16
   days on market $185,000 Active 231 DOM
5. 2026-06-15
   days on market $185,000 Active 230 DOM
6. 2026-06-14
   days on market $185,000 Active 228 DOM
7. 2026-06-10
   days on market $185,000 Active 225 DOM
8. 2026-06-09
   days on market $185,000 Active 224 DOM
9. 2026-06-08
   days on market $185,000 Active 223 DOM
10. 2026-06-07
    days on market $185,000 Active 222 DOM
11. 2026-06-05
    days on market $185,000 Active 219 DOM
12. 2026-06-03
    days on market $185,000 Active 218 DOM
13. 2026-06-02
    days on market $185,000 Active 217 DOM
14. 2026-06-01
    days on market $185,000 Active 216 DOM
15. 2026-05-31
    days on market $185,000 Active 215 DOM
16. 2026-05-30
    days on market $185,000 Active 214 DOM
17. 2026-05-13
    price $185,000 342-char remark

    Show marketing remark (342 chars)

    Ransom Canyon with views - 3 bed 2 bath home with beautiful sunsets. Located in a secluded neighborhood, this home has a 2 car garage, isolated master bedroom, an enclosed patio (not part of the square footage) and is ready for your creative touches. This area is perfect for those who like to walk, see views of the lake and enjoy this area.

18. 2026-04-17
    status Active 342-char remark

    Show marketing remark (342 chars)

    Ransom Canyon with views - 3 bed 2 bath home with beautiful sunsets. Located in a secluded neighborhood, this home has a 2 car garage, isolated master bedroom, an enclosed patio (not part of the square footage) and is ready for your creative touches. This area is perfect for those who like to walk, see views of the lake and enjoy this area.

19. 2026-04-16
    historical 342-char remark

    Show marketing remark (342 chars)

    Ransom Canyon with views - 3 bed 2 bath home with beautiful sunsets. Located in a secluded neighborhood, this home has a 2 car garage, isolated master bedroom, an enclosed patio (not part of the square footage) and is ready for your creative touches. This area is perfect for those who like to walk, see views of the lake and enjoy this area.

20. 2026-04-07
    price $210,000 342-char remark

    Show marketing remark (342 chars)

    Ransom Canyon with views - 3 bed 2 bath home with beautiful sunsets. Located in a secluded neighborhood, this home has a 2 car garage, isolated master bedroom, an enclosed patio (not part of the square footage) and is ready for your creative touches. This area is perfect for those who like to walk, see views of the lake and enjoy this area.

21. 2026-02-27
    price $225,000 342-char remark

    Show marketing remark (342 chars)

    Ransom Canyon with views - 3 bed 2 bath home with beautiful sunsets. Located in a secluded neighborhood, this home has a 2 car garage, isolated master bedroom, an enclosed patio (not part of the square footage) and is ready for your creative touches. This area is perfect for those who like to walk, see views of the lake and enjoy this area.

22. 2026-01-06
    price $240,000 342-char remark

    Show marketing remark (342 chars)

    Ransom Canyon with views - 3 bed 2 bath home with beautiful sunsets. Located in a secluded neighborhood, this home has a 2 car garage, isolated master bedroom, an enclosed patio (not part of the square footage) and is ready for your creative touches. This area is perfect for those who like to walk, see views of the lake and enjoy this area.

23. 2025-12-07
    price $250,000 342-char remark

    Show marketing remark (342 chars)

    Ransom Canyon with views - 3 bed 2 bath home with beautiful sunsets. Located in a secluded neighborhood, this home has a 2 car garage, isolated master bedroom, an enclosed patio (not part of the square footage) and is ready for your creative touches. This area is perfect for those who like to walk, see views of the lake and enjoy this area.

24. 2025-10-28
    listed $265,000 Active 342-char remark

    Show marketing remark (342 chars)

    Ransom Canyon with views - 3 bed 2 bath home with beautiful sunsets. Located in a secluded neighborhood, this home has a 2 car garage, isolated master bedroom, an enclosed patio (not part of the square footage) and is ready for your creative touches. This area is perfect for those who like to walk, see views of the lake and enjoy this area.

ⓘ 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: $4,708 · $392/mo
• Projected year-2 tax: $4,708 · $392/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 5/10 Major
• 🌡 Heat 5/10 Major 5 d/yr ≥100°F today · 15 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: $16,753
• − Mortgage interest: −$10,363
• − Property taxes: −$4,708
• − Insurance: −$925
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$5,382
• Taxable loss: −$7,306
• Est. tax savings @ 24.0%: +$1,753
• After-tax cash flow: $-2,287/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: Roosevelt ISD
• NCES district ID: 4837800
• Math proficiency: 30% ▼ -8.00%
• Reading proficiency: 36% ▲ 2.00%
• Median HH income: $49,518
• Composite: 28.63/100
• National rank: #6707
• State rank: #553 of 826 in TX

Livability — Ransom Canyon

• Score: 75/100
• State rank: #162
• US rank: #4336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ransom Canyon, TX
• City population: 1,081
• Population (ZIP): 1,081

Population outlook (Lubbock County) Hauer SSP2

• Today (2025): 345,960 people
• By 2030: 371,449 · +7.4%
• By 2040: 424,539 · +22.7%
• By 2050: 481,150 · +39.1%
• By 2075: 633,467 · +83.1%
• By 2100: 746,853 · +115.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 16% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 3% Italian 3% Serbian 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 4% German/W. Germanic 2% Tagalog/Filipino 1%

Political lean MEDSL · Lubbock

• 2024 margin: Solid R (+39.5) · D 29.7% · R 69.2% · Other 1.0%
• 2008→2024 swing: -2.8pp toward R · 2008: -36.7pp · 2024: -39.5pp
• All cycles: 2024: R+39.5 2020: R+32.2 2016: R+38.4 2012: R+40.9 2008: R+36.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.34%
• Current HPI: 241.0621
• 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

-30.2% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $185,000 LARMLS
• 2026-04-17 Relisted — LARMLS
• 2026-04-16 Delisted — LARMLS
• 2026-04-07 Price Changed $210,000 LARMLS
• 2026-02-27 Price Changed $225,000 LARMLS
• 2026-01-06 Price Changed $240,000 LARMLS
• 2025-12-07 Price Changed $250,000 LARMLS
• 2025-10-28 Listed $265,000 LARMLS

Property tax history

+5.2%/yr

Latest (2025): $4,708 · +6.0% YoY. Source: county tax records.