336 Williams · Sierra Blanca, TX 79851

$69,900

2 bd · 2.0 ba · 1,846 sqft · SingleFamily public records · 43 Days on market

Built 1944 0.64 ac lot ↓ 55% 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 +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Livability +1.8/5.0

Listing remarks

Fixer-upper opportunity in the heart of Sierra Blanca! Situated on an oversized approximately 0.64-acre lot in the Gilcrease Addition, this 2-bedroom, 2-bath home offers approximately 1,846 sq ft full of original character and potential. Features include hardwood and laminate flooring, multiple living areas, and a cozy fireplace. Plenty of space for RV parking, a workshop, additional structures, or future improvements.

Key facts

• 0.64 acre lot
• 2 garage spots
• Built 1944

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Detached garage; Garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1944; Slab foundation
• Construction: Brick and stone construction
• Exterior features: Cleared lot in a subdivision; Composition roof

Interior

• Bedrooms: Bedrooms located on the first floor
• Bathrooms: 2 full bathrooms on the first floor
• Heating & cooling: Central heating (electric and propane); Central electric air conditioning
• Interior features: Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 36/100 on livability (#1,655 in TX) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Sierra Blanca ISD (rural): math 20% / reading 20% proficiency, ranked #1,106 of 1,141 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 80 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $2k appreciation (3.0% local appreciation)).
• Hudspeth County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.76% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.05%
• DSCR: 2.29
• GRM: 4.7

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: 35.0%
• Equity multiple: 2.97×
• Total profit: $38,620
• Equity at exit: $31,430

10-year hold

• IRR: 35.1%
• Equity multiple: 5.87×
• Total profit: $95,244
• Equity at exit: $48,437

Cash invested: $19,572 (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 79851

• Active inventory: 80
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $474

Break-even live

Break-even rent $627

Max offer price $69,900

Occupancy floor 56%

Sensitivity live

Price	-10% $513	-5% $494	+0% $474	+5% $454	+10% $434
Rent	-10% $377	-5% $425	+0% $474	+5% $522	+10% $571
Rate	-1.0pp $509	-0.5pp $492	base $474	+0.5pp $456	+1.0pp $437

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $69,900 Active 43 DOM
2. 2026-06-17
   days on market $69,900 Active 42 DOM
3. 2026-06-17
   price $69,900 Active 41 DOM
4. 2026-06-16
   days on market $74,900 Active 41 DOM
5. 2026-06-15
   days on market $74,900 Active 40 DOM
6. 2026-06-15
   days on market $74,900 Active 39 DOM
7. 2026-06-13
   days on market $74,900 Active 38 DOM
8. 2026-06-12
   days on market $74,900 Active 37 DOM
9. 2026-06-09
   days on market $74,900 Active 34 DOM
10. 2026-06-08
    days on market $74,900 Active 33 DOM
11. 2026-06-08
    days on market $74,900 Active 32 DOM
12. 2026-06-07
    pricedays on market $74,900 Active 31 DOM
13. 2026-06-03
    days on market $79,900 Active 28 DOM
14. 2026-06-02
    days on market $79,900 Active 27 DOM
15. 2026-06-01
    days on market $79,900 Active 26 DOM
16. 2026-05-31
    days on market $79,900 Active 25 DOM
17. 2026-05-14
    price $94,900 422-char remark
18. 2026-05-06
    listed $100,000 Active 422-char remark
19. 2025-04-02
    historical
20. 2025-01-31
    price $154,999
21. 2025-01-20
    listed $155,000 Active

ⓘ 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: $1,196 · $100/mo
• Projected year-2 tax: $1,279 · $107/mo
• Expected delta: +$83/yr (+$7/mo · 6.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,721
• − Mortgage interest: −$3,915
• − Property taxes: −$1,196
• − Insurance: −$350
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$2,033
• Taxable income: $4,871
• Est. tax owed @ 24.0%: −$1,169
• After-tax cash flow: $4,516/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: Sierra Blanca ISD
• NCES district ID: 4840200
• Math proficiency: 20% ▼ -20.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $39,283
• Composite: 20.13/100
• National rank: #13848
• State rank: #1106 of 1141 in TX

Livability — Sierra Blanca

• Score: 36/100
• State rank: #1655
• US rank: #27646

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sierra Blanca, TX
• Population (ZIP): 1,386

Population outlook (Hudspeth County) Hauer SSP2

• Today (2025): 3,511 people
• By 2030: 3,497 · -0.4%
• By 2040: 3,383 · -3.6%
• By 2050: 3,133 · -10.8%
• By 2075: 2,561 · -27.1%
• By 2100: 1,903 · -45.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 54% White 22% Black 1%
• Hispanic origin (detail): Mexican 62% Puerto Rican 2%
• Foreign-born: 45% · Canada
• Languages at home: 34% English-only · Spanish 66%

Political lean MEDSL · Hudspeth

• 2024 margin: Solid R (+46.6) · D 26.5% · R 73.1%
• 2008→2024 swing: -43.5pp toward R · 2008: -3.1pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+35.0 2016: R+20.6 2012: R+10.7 2008: R+3.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-54.9% since first listed

9 events — show timeline

• 2026-06-16 Price Changed $69,900 HARMLS
• 2026-06-04 Price Changed $74,900 HARMLS
• 2026-05-28 Price Changed $79,900 HARMLS
• 2026-05-22 Price Changed $89,999 HARMLS
• 2026-05-14 Price Changed $94,900 HARMLS
• 2026-05-06 Listed $100,000 HARMLS
• 2025-04-02 Listing Removed — GEPARMLS
• 2025-01-31 Price Changed $154,999 GEPARMLS
• 2025-01-20 Listed $155,000 GEPARMLS

Property tax history

+2.2%/yr

Latest (2025): $1,196 · +14.9% YoY. Source: county tax records.