204 Igoe Ave · Anton, TX 79313

$148,500

3 bd · 2.0 ba · 1,502 sqft · SingleFamily public records · 28 Days on market

Built 1955 0.49 ac lot

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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).

• Cash flow +11.6/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

On a prominent corner setting with three combined lots totaling approximately 0.49 acres, this rural property offers a versatile blend of residential comfort and functional workspace just 30 minutes from both Lubbock and Levelland for shopping, dining, and everyday conveniences. The home features three bedrooms, one full bathroom, and one-half bath with a practical layout designed for comfortable daily living. The attached two-car carport adds covered parking convenience. A concrete cellar can be used as a storm shelter or additional storage. Outdoor improvements make this property especially appealing for hobbyists, tradespeople, equipment storage, or recreational use. The standout feature

Key facts

• Cement cellar
• City utilities
• Three combined lots

Tags

• THREE COMBINED LOTS
• CEMENT CELLAR
• 30X40X16 METAL BARN
• SECONDARY STORAGE SHED
• DESIGNATED GARDEN AREA
• CITY UTILITIES

Property features AI

Exterior

• Parking: Attached carport (covered); Detached/attached garage present; Circular driveway
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story; Residential property
• Construction: Brick construction; Metal roof; Pillar/post/pier foundation; Barn(s) and other structures on the property
• Exterior features: Private yard; Garden; Other outbuildings (including barn); Fenced backyard with chain link fencing

Interior

• Kitchen: Cooktop; Electric cooktop; Electric oven; Oven; Microwave; Dishwasher
• Bedrooms: Total rooms: 1
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Hot water heating; Electric heating; Wood stove; Central air conditioning; Gas cooling; Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Laminate counters; Instant hot water; Exhaust fan
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located outside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $-46 ($-556/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (16.2% below list).
• Recommended offer: $124k (16.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#877 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Anton ISD (rural): math 6% / reading 20% proficiency, ranked #1,121 of 1,141 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP; 7 units permitted in Hockley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (6.1% local appreciation)).
• Hockley County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, 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 28 days — a 2% lower offer ($146k) 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: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,457 (16.2% 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. Built in 1955 — 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. 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?
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: 0.84% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.98×
• Total profit: $40,809
• Equity at exit: $94,274

10-year hold

• IRR: 14.8%
• Equity multiple: 3.94×
• Total profit: $122,163
• Equity at exit: $171,762

Cash invested: $41,580 (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 79313

• Home prices YoY: 5.3%
• Active inventory: 12
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$779
• Tax from tax record: −$189 /mo · $2,267/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-46

Break-even live

Break-even rent $1,303

Max offer price $140,311

Occupancy floor 99%

Sensitivity live

Price	-10% $38	-5% $-4	+0% $-46	+5% $-88	+10% $-130
Rent	-10% $-145	-5% $-96	+0% $-46	+5% $3	+10% $52
Rate	-1.0pp $28	-0.5pp $-9	base $-46	+0.5pp $-85	+1.0pp $-124

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: $37,125
• Closing costs: $4,455
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   status $148,500 Pending 28 DOM
2. 2026-06-18
   days on market $148,500 Active 28 DOM
3. 2026-06-17
   days on market $148,500 Active 27 DOM
4. 2026-06-16
   days on market $148,500 Active 26 DOM
5. 2026-06-15
   days on market $148,500 Active 25 DOM
6. 2026-06-13
   days on market $148,500 Active 23 DOM
7. 2026-06-12
   days on market $148,500 Active 22 DOM
8. 2026-06-09
   days on market $148,500 Active 19 DOM
9. 2026-06-08
   days on market $148,500 Active 18 DOM
10. 2026-06-08
    days on market $148,500 Active 17 DOM
11. 2026-06-05
    days on market $148,500 Active 15 DOM
12. 2026-06-03
    days on market $148,500 Active 13 DOM
13. 2026-06-02
    days on market $148,500 Active 12 DOM
14. 2026-06-01
    days on market $148,500 Active 11 DOM
15. 2026-05-31
    days on market $148,500 Active 10 DOM
16. 2026-05-21
    listed $148,500 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: $2,267 · $189/mo
• Projected year-2 tax: $2,718 · $226/mo
• Expected delta: +$450/yr (+$38/mo · 19.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,935
• − Mortgage interest: −$8,318
• − Property taxes: −$2,267
• − Insurance: −$742
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$4,320
• Taxable loss: −$3,103
• Est. tax savings @ 24.0%: +$745
• After-tax cash flow: $188/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: Anton ISD
• NCES district ID: 4808460
• Math proficiency: 6% ▼ -14.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $39,118
• Composite: 14.57/100
• National rank: #14409
• State rank: #1121 of 1141 in TX

Livability — Anton

• Score: 63/100
• State rank: #877
• US rank: #15794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anton, TX
• City population: 1,537
• Population (ZIP): 1,537

Population outlook (Hockley County) Hauer SSP2

• Today (2025): 25,295 people
• By 2030: 26,230 · +3.7%
• By 2040: 28,268 · +11.8%
• By 2050: 30,536 · +20.7%
• By 2075: 36,867 · +45.7%
• By 2100: 40,662 · +60.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 52% White 36% Two or more races 28% Black 7%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 72% English-only · Spanish 27% Vietnamese 1%

Political lean MEDSL · Hockley

• 2024 margin: Solid R (+66.3) · D 16.6% · R 82.8%
• 2008→2024 swing: -14.0pp toward R · 2008: -52.3pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+62.4 2016: R+62.3 2012: R+57.0 2008: R+52.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.10%
• Current HPI: 120.0991
• 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

1 event — show timeline

• 2026-05-21 Listed $148,500 LARMLS

Property tax history

+5.0%/yr

Latest (2025): $2,267 · +37.6% YoY. Source: county tax records.