213 Highland Dr · Lamesa, TX 79331

$249,000

4 bd · 1.0 ba · 2,936 sqft · SingleFamily public records · 109 Days on market

Built 1949 0.27 ac lot $85/sqft · 33% below area Est $373k · 33% under

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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 +9.8/30.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious and versatile 4-bedroom, 3-bathroom home perfectly situated in a highly desirable neighborhood! Conveniently located near the local golf course and neighborhood pool, this property offers both recreation and relaxation just minutes from your doorstep. Designed with functionality and comfort in mind, this home features two generous living areas, ideal for entertaining or accommodating a growing family. The living room just off the kitchen has a wood burning fireplace and creates a warm, inviting flow and seamlessly connects to the private primary suite—offering an ideal setup for an isolated retreat, in-law suite, or quiet adult living space. The main bathroom has been beautifully updated with elegant granite countertops, adding a touch of luxury to your daily routine. The second bathroom features a modern walk-in shower, providing style and convenience for family members or guests alike. Step outside and enjoy the convenience of underground sprinklers in both the front and back yards, making lawn maintenance effortless and keeping your outdoor spaces lush and green year-round. With its flexible layout and multiple living spaces, this home offers endless possibilities for large families, multi-generational living, or those who simply desire extra room to spread out. Don't miss your opportunity to own this well-located, thoughtfully designed home — schedule your showing today!

Key facts

• Local golf course
• Neighborhood pool
• 0.27 acre lot

Tags

• LOCAL GOLF COURSE
• NEIGHBORHOOD POOL
• WOOD BURNING FIREPLACE
• PRIVATE PRIMARY SUITE
• MODERN WALK-IN SHOWER
• UNDERGROUND SPRINKLERS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (14.2% below list).
• Recommended offer: $214k (14.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#445 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D, amenities F.
• Lamesa ISD (town): math 19% / reading 26% proficiency, ranked #755 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 51 active listings in the ZIP; 1 units permitted in Dawson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $213,525 (14.2% 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 109 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.86% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.77%
• DSCR: 0.88
• GRM: 9.7

CMA / ARV

• ARV (median comp): $373,492
• List price: $249,000
• Delta: -33.33%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2607 Seminole Rd	0.52mi	3/2.0 (-1)	2,900 (-1%)	3mo	$287,000	$99	62

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: -20.9%
• Equity multiple: 0.28×
• Total profit: $-50,489
• Equity at exit: $37,127

10-year hold

• IRR: -14.1%
• Equity multiple: 0.19×
• Total profit: $-56,717
• Equity at exit: $21,529

Cash invested: $69,720 (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 79331

• Active inventory: 51
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,135 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$438 /mo · $5,259/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-161

Break-even live

Break-even rent $2,339

Max offer price $220,568

Occupancy floor —

Sensitivity live

Price	-10% $-20	-5% $-90	+0% $-161	+5% $-231	+10% $-302
Rent	-10% $-330	-5% $-245	+0% $-161	+5% $-77	+10% $8
Rate	-1.0pp $-36	-0.5pp $-98	base $-161	+0.5pp $-225	+1.0pp $-291

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $249,000 Active 109 DOM
2. 2026-06-17
   days on market $249,000 Active 108 DOM
3. 2026-06-16
   days on market $249,000 Active 107 DOM
4. 2026-06-15
   days on market $249,000 Active 106 DOM
5. 2026-06-13
   days on market $249,000 Active 104 DOM
6. 2026-06-12
   days on market $249,000 Active 103 DOM
7. 2026-06-10
   days on market $249,000 Active 100 DOM
8. 2026-06-08
   days on market $249,000 Active 99 DOM
9. 2026-06-08
   days on market $249,000 Active 98 DOM
10. 2026-06-05
    days on market $249,000 Active 96 DOM
11. 2026-06-03
    days on market $249,000 Active 94 DOM
12. 2026-06-02
    days on market $249,000 Active 93 DOM
13. 2026-06-01
    days on market $249,000 Active 92 DOM
14. 2026-05-31
    days on market $249,000 Active 91 DOM
15. 2026-02-27
    listed $249,000 Active 1434-char remark

    Show marketing remark (1434 chars)

    Welcome to this spacious and versatile 4-bedroom, 3-bathroom home perfectly situated in a highly desirable neighborhood! Conveniently located near the local golf course and neighborhood pool, this property offers both recreation and relaxation just minutes from your doorstep. Designed with functionality and comfort in mind, this home features two generous living areas, ideal for entertaining or accommodating a growing family. The living room just off the kitchen has a wood burning fireplace and creates a warm, inviting flow and seamlessly connects to the private primary suite—offering an ideal setup for an isolated retreat, in-law suite, or quiet adult living space. The main bathroom has been beautifully updated with elegant granite countertops, adding a touch of luxury to your daily routine. The second bathroom features a modern walk-in shower, providing style and convenience for family members or guests alike. Step outside and enjoy the convenience of underground sprinklers in both the front and back yards, making lawn maintenance effortless and keeping your outdoor spaces lush and green year-round. With its flexible layout and multiple living spaces, this home offers endless possibilities for large families, multi-generational living, or those who simply desire extra room to spread out. Don't miss your opportunity to own this well-located, thoughtfully designed home — schedule your showing today!

16. 2018-05-31
    soldstatus
17. 2015-11-10
    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: $5,259 · $438/mo
• Projected year-2 tax: $5,259 · $438/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 2/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $25,623
• − Mortgage interest: −$13,948
• − Property taxes: −$5,259
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$7,244
• Taxable loss: −$6,172
• Est. tax savings @ 24.0%: +$1,481
• After-tax cash flow: $-450/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: Lamesa ISD
• NCES district ID: 4826610
• Math proficiency: 19% ▼ -15.00%
• Reading proficiency: 26% ▬ 0.00%
• Median HH income: $38,346
• Composite: 18.85/100
• National rank: #8862
• State rank: #755 of 826 in TX

Livability — Lamesa

• Score: 69/100
• State rank: #445
• US rank: #9067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lamesa, TX
• Population (ZIP): 11,751

Population outlook (Dawson County) Hauer SSP2

• Today (2025): 12,411 people
• By 2030: 12,268 · -1.2%
• By 2040: 12,260 · -1.2%
• By 2050: 12,117 · -2.4%
• By 2075: 11,504 · -7.3%
• By 2100: 10,176 · -18.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 56% White 34% Two or more races 24% Black 7%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Lithuanian 2% Polish 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 65% English-only · Spanish 32% German/W. Germanic 2%

Political lean MEDSL · Dawson

• 2024 margin: Solid R (+61.0) · D 19.0% · R 80.0%
• 2008→2024 swing: -18.2pp toward R · 2008: -42.8pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+56.6 2016: R+50.6 2012: R+43.2 2008: R+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.06%
• Current HPI: 135.9298
• 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

3 events — show timeline

• 2026-02-27 Listed $249,000 LARMLS
• 2018-05-31 Sold (Public Records) — Public Records
• 2015-11-10 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $5,259 · -2.1% YoY. Source: county tax records.