214 E 6th St · Idalou, TX 79329

$169,900

3 bd · 2.0 ba · 1,752 sqft · SingleFamily public records · 268 Days on market

Built 1959 7,000 sqft lot

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Why this score? — see what drove the C- 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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.8/10.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully remodeled in Idalou, this 3-bed, 2-bath home delivers fresh, worry-free living with brand-new everything—roof, HVAC, water heater, flooring, paint, kitchen and bath fixtures, and more. A welcoming front living room with wood ceiling beams sets the tone, while a spacious main living area centers around a handsome wood stove for cozy evenings. The kitchen shines with updated finishes and excellent workflow, and the isolated laundry room keeps daily chores neatly out of sight. A wall of windows frames the backyard, filling the interior with natural light and creating an easy connection to outdoor space. Thoughtful upgrades pair modern comfort with warm character, offering a move-in-ready home in a convenient small-town setting. Schedule your showing and see the quality firsthand.

Key facts

• Fully remodeled
• Brand new roof
• Handsome wood stove

Tags

• FULLY REMODELED
• BRAND NEW ROOF
• BRAND NEW HVAC
• BRAND NEW WATER HEATER
• WOOD CEILING BEAMS
• HANDSOME WOOD STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#183 in TX, #4,739 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Idalou ISD (rural): math 62% / reading 54% proficiency, ranked #74 of 826 in TX (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 42 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,219 units permitted in Lubbock County in 2024 (252 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 $5k of value loss. Plan a longer hold.
• Lubbock County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 268 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.08% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 7.7

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-14,008
• Equity at exit: $25,333

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $5,403
• Equity at exit: $14,690

Cash invested: $47,572 (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 79329

• Home prices YoY: -3.7%
• Active inventory: 42
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,836 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$277 /mo · $3,328/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $211

Break-even live

Break-even rent $1,568

Max offer price $169,900

Occupancy floor 83%

Sensitivity live

Price	-10% $307	-5% $259	+0% $211	+5% $163	+10% $115
Rent	-10% $66	-5% $139	+0% $211	+5% $284	+10% $356
Rate	-1.0pp $297	-0.5pp $254	base $211	+0.5pp $167	+1.0pp $122

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 Walnut St Idalou, TX	3.0	2.0	1880	$1,895	$1.01	15d	1	0.40mi
815 Hickory St Idalou, TX	4.0	3.0	1890	$1,775	$0.94	15d	1	0.77mi
923 W 6th St Idalou, TX	3.0	2.0	1860	$1,775	$0.95	22d	1	1.06mi
923 W 6th St Idalou, TX	3.0	2.0	1860	$1,825	$0.98	45d	1	1.06mi

Listing history 10 events

1. 2026-05-31
   days on market $169,900 Active 268 DOM
2. 2026-05-30
   days on market $169,900 Active 267 DOM
3. 2026-03-04
   status Active 799-char remark

   Show marketing remark (799 chars)

   Fully remodeled in Idalou, this 3-bed, 2-bath home delivers fresh, worry-free living with brand-new everything—roof, HVAC, water heater, flooring, paint, kitchen and bath fixtures, and more. A welcoming front living room with wood ceiling beams sets the tone, while a spacious main living area centers around a handsome wood stove for cozy evenings. The kitchen shines with updated finishes and excellent workflow, and the isolated laundry room keeps daily chores neatly out of sight. A wall of windows frames the backyard, filling the interior with natural light and creating an easy connection to outdoor space. Thoughtful upgrades pair modern comfort with warm character, offering a move-in-ready home in a convenient small-town setting. Schedule your showing and see the quality firsthand.

4. 2026-03-04
   price $169,900 799-char remark

   Show marketing remark (799 chars)

   Fully remodeled in Idalou, this 3-bed, 2-bath home delivers fresh, worry-free living with brand-new everything—roof, HVAC, water heater, flooring, paint, kitchen and bath fixtures, and more. A welcoming front living room with wood ceiling beams sets the tone, while a spacious main living area centers around a handsome wood stove for cozy evenings. The kitchen shines with updated finishes and excellent workflow, and the isolated laundry room keeps daily chores neatly out of sight. A wall of windows frames the backyard, filling the interior with natural light and creating an easy connection to outdoor space. Thoughtful upgrades pair modern comfort with warm character, offering a move-in-ready home in a convenient small-town setting. Schedule your showing and see the quality firsthand.

5. 2026-02-28
   historical 799-char remark

   Show marketing remark (799 chars)

   Fully remodeled in Idalou, this 3-bed, 2-bath home delivers fresh, worry-free living with brand-new everything—roof, HVAC, water heater, flooring, paint, kitchen and bath fixtures, and more. A welcoming front living room with wood ceiling beams sets the tone, while a spacious main living area centers around a handsome wood stove for cozy evenings. The kitchen shines with updated finishes and excellent workflow, and the isolated laundry room keeps daily chores neatly out of sight. A wall of windows frames the backyard, filling the interior with natural light and creating an easy connection to outdoor space. Thoughtful upgrades pair modern comfort with warm character, offering a move-in-ready home in a convenient small-town setting. Schedule your showing and see the quality firsthand.

6. 2025-08-27
   listed $174,999 Active 799-char remark

   Show marketing remark (799 chars)

   Fully remodeled in Idalou, this 3-bed, 2-bath home delivers fresh, worry-free living with brand-new everything—roof, HVAC, water heater, flooring, paint, kitchen and bath fixtures, and more. A welcoming front living room with wood ceiling beams sets the tone, while a spacious main living area centers around a handsome wood stove for cozy evenings. The kitchen shines with updated finishes and excellent workflow, and the isolated laundry room keeps daily chores neatly out of sight. A wall of windows frames the backyard, filling the interior with natural light and creating an easy connection to outdoor space. Thoughtful upgrades pair modern comfort with warm character, offering a move-in-ready home in a convenient small-town setting. Schedule your showing and see the quality firsthand.

7. 2025-05-05
   soldstatus
8. 2025-05-02
   soldstatus 15-char remark

   Show marketing remark (15 chars)

   Sold upon issue

9. 2025-05-01
   listed $70,000 15-char remark

   Show marketing remark (15 chars)

   Sold upon issue

10. 1988-09-01
    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: $3,328 · $277/mo
• Projected year-2 tax: $3,328 · $277/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,031
• − Mortgage interest: −$9,517
• − Property taxes: −$3,328
• − Insurance: −$850
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$4,943
• Taxable loss: −$131
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $2,567/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: Idalou ISD
• NCES district ID: 4824120
• Math proficiency: 62% ▼ -4.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $60,003
• Composite: 50.42/100
• National rank: #1870
• State rank: #74 of 826 in TX

Livability — Idalou

• Score: 74/100
• State rank: #183
• US rank: #4739

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Idalou, TX
• Population (ZIP): 3,549

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: Majority White (54%)
• Race & ethnicity: White 54% Hispanic / Latino 43% Two or more races 19%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 74% English-only · Spanish 24% German/W. Germanic 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: ▼ -11.80%
• Current HPI: 304.0784
• 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

+142.7% since first listed

8 events — show timeline

• 2026-03-04 Relisted — LARMLS
• 2026-03-04 Price Changed $169,900 LARMLS
• 2026-02-28 Delisted — LARMLS
• 2025-08-27 Listed $174,999 LARMLS
• 2025-05-05 Sold (Public Records) — Public Records
• 2025-05-02 Sold (MLS) — LARMLS
• 2025-05-01 Listed $70,000 LARMLS
• 1988-09-01 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $3,328 · +5.2% YoY. Source: county tax records.