1311 Cooley Dr · Borger, TX 79007

$184,400

3 bd · 2.0 ba · 1,812 sqft · SingleFamily public records · 25 Days on market

Built 1955 7,130 sqft lot $102/sqft · at area comps Est $190k · at est.

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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 +8.8/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this lovely, well-kept home in Borger with an isolated apartment in the back! The main house features 3 bedrooms, 2 bathrooms, living room with fresh, warm colors, 1 car garage and a carport! The apartment is 1 bedroom, 1 bathroom and would be an excellent revenue property or mother-in-law quarters! Schedule your showing today!

Key facts

• Covered porch
• 50 year roof
• Covered storage

Tags

• BREAKFAST AREA
• COVERED PORCH
• COVERED STORAGE
• SWING OPEN GATES
• PRIVATE ENTRANCE
• 50 YEAR ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $184k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#268 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools D, employment D.
• Borger ISD (town): math 43% / reading 41% proficiency, ranked #348 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 88 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in Hutchinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,634 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.60% ✓
• Cap rate: 22.97%
• Cash-on-cash: 59.55%
• DSCR: 3.65
• GRM: 3.2

CMA / ARV

• ARV (median comp): $189,900
• List price: $184,400
• Delta: -0.21%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1121 Elmore St	0.51mi	3/1.5	1,667 (-8%)	2mo	$189,900	$114	60

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

Projected returns pro-forma

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

5-year hold

• IRR: 58.2%
• Equity multiple: 3.58×
• Total profit: $133,355
• Equity at exit: $27,495

10-year hold

• IRR: 63.1%
• Equity multiple: 7.32×
• Total profit: $326,441
• Equity at exit: $15,944

Cash invested: $51,632 (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 79007

• Active inventory: 88
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $4,800 medium
• Mortgage (P&I): −$967
• Tax from tax record: −$186 /mo · $2,231/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,008
• Net cashflow: $2,562

Break-even live

Break-even rent $1,557

Max offer price $184,400

Occupancy floor 42%

Sensitivity live

Price	-10% $2,667	-5% $2,614	+0% $2,562	+5% $2,510	+10% $2,458
Rent	-10% $2,183	-5% $2,373	+0% $2,562	+5% $2,752	+10% $2,941
Rate	-1.0pp $2,655	-0.5pp $2,609	base $2,562	+0.5pp $2,514	+1.0pp $2,466

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: $46,100
• Closing costs: $5,532
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Nelson St Borger, TX	3.0	2.0	2440	$4,800	$1.97	21d	1	0.22mi

Listing history 22 events

1. 2026-06-18
   days on market $184,400 Active 25 DOM
2. 2026-06-17
   days on market $184,400 Active 24 DOM
3. 2026-06-16
   days on market $184,400 Active 23 DOM
4. 2026-06-15
   days on market $184,400 Active 22 DOM
5. 2026-06-13
   days on market $184,400 Active 20 DOM
6. 2026-06-12
   days on market $184,400 Active 19 DOM
7. 2026-06-09
   days on market $184,400 Active 16 DOM
8. 2026-06-08
   days on market $184,400 Active 15 DOM
9. 2026-06-08
   days on market $184,400 Active 14 DOM
10. 2026-06-05
    days on market $184,400 Active 12 DOM
11. 2026-06-03
    days on market $184,400 Active 10 DOM
12. 2026-06-02
    days on market $184,400 Active 9 DOM
13. 2026-06-01
    days on market $184,400 Active 8 DOM
14. 2026-05-31
    days on market $184,400 Active 7 DOM
15. 2026-05-15
    price $188,900
16. 2026-02-10
    price $189,500
17. 2022-03-14
    soldstatus
18. 2022-03-10
    soldstatus 340-char remark

    Show marketing remark (340 chars)

    Welcome to this lovely, well-kept home in Borger with an isolated apartment in the back! The main house features 3 bedrooms, 2 bathrooms, living room with fresh, warm colors, 1 car garage and a carport! The apartment is 1 bedroom, 1 bathroom and would be an excellent revenue property or mother-in-law quarters! Schedule your showing today!

19. 2022-01-29
    listed $150,000 340-char remark

    Show marketing remark (340 chars)

    Welcome to this lovely, well-kept home in Borger with an isolated apartment in the back! The main house features 3 bedrooms, 2 bathrooms, living room with fresh, warm colors, 1 car garage and a carport! The apartment is 1 bedroom, 1 bathroom and would be an excellent revenue property or mother-in-law quarters! Schedule your showing today!

20. 1998-07-29
    soldstatus
21. 1997-08-08
    soldstatus
22. 1992-05-26
    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: $2,231 · $186/mo
• Projected year-2 tax: $3,375 · $281/mo
• Expected delta: +$1,144/yr (+$95/mo · 51.3%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,600
• − Mortgage interest: −$10,329
• − Property taxes: −$2,231
• − Insurance: −$922
• − Repairs & maintenance: −$4,608
• − Management: −$4,608
• − Depreciation: −$5,364
• Taxable income: $29,538
• Est. tax owed @ 24.0%: −$7,089
• After-tax cash flow: $23,658/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: Borger ISD
• NCES district ID: 4810890
• Math proficiency: 43% ▼ -4.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $44,714
• Composite: 35.66/100
• National rank: #4879
• State rank: #348 of 826 in TX

Livability — Borger

• Score: 72/100
• State rank: #268
• US rank: #6266

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Borger, TX
• Population (ZIP): 13,927

Population outlook (Hutchinson County) Hauer SSP2

• Today (2025): 21,274 people
• By 2030: 21,089 · -0.9%
• By 2040: 20,938 · -1.6%
• By 2050: 20,999 · -1.3%
• By 2075: 21,433 · +0.7%
• By 2100: 21,243 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 32% Two or more races 19% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 79% English-only · Spanish 20%

Political lean MEDSL · Hutchinson

• 2024 margin: Solid R (+77.2) · D 11.1% · R 88.2%
• 2008→2024 swing: -8.2pp toward R · 2008: -68.9pp · 2024: -77.2pp
• All cycles: 2024: R+77.2 2020: R+76.6 2016: R+76.1 2012: R+72.7 2008: R+68.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.35%
• Current HPI: 114.1111
• 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

+25.9% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $188,900 AARMLS
• 2026-02-10 Price Changed $189,500 AARMLS
• 2022-03-14 Sold (Public Records) — Public Records
• 2022-03-10 Sold (MLS) — AARMLS
• 2022-01-29 Listed $150,000 AARMLS
• 1998-07-29 Sold (Public Records) — Public Records
• 1997-08-08 Sold (Public Records) — Public Records
• 1992-05-26 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,231 · +2.3% YoY. Source: county tax records.