921 W 11th St · Littlefield, TX 79339

$90,000

3 bd · 1.0 ba · 440 sqft · SingleFamily public records · 78 Days on market

Built 1950 7,000 sqft lot $205/sqft · 82% above area Est $130k · 31% under ↓ 14% since listing

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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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Appreciation +4.7/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this great property that has 2 houses on 1 lot. This property could be a great opportunity where you can live in one house and rent the other house and use the rental income towards your mortgage payment. The house facing 11th Street is 1 bedroom, 1 bathroom. This house has a new a/c unit, new flooring and paint. Bathroom has been updated in last 3 years. The second house that faces Monticello Ave is 2 bedroom, 1 Bathroom. The roof was replaced in 2025, and the hvac, flooring, insulation, water heater, paint and windows have been replaced in the last 3 years. Each house has it's own separate entry, separate driveway, separate backyard and fence. The combined square footage for both houses is 1160. If you are an investor looking for cash flow, this is a great property. Average combined rent is $1250 per month! Annual Property Taxes on this property is $655. The front house is a 1/1 while the back house is a 2/1.

Key facts

• Replaced insulation
• New flooring
• New paint

Tags

• NEW FLOORING
• NEW PAINT
• UPDATED BATHROOM
• REPLACED ROOF
• REPLACED HVAC
• REPLACED INSULATION

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$130,117) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $84k (6.8% below list).
• Recommended offer: $84k (6.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#658 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools D, amenities F.
• Littlefield ISD (town): math 34% / reading 37% proficiency, ranked #527 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 44 active listings in the ZIP.

Forward outlook

• In year one you build about $151 of equity ($622 loan paydown + $-471 appreciation (-0.5% local appreciation)).
• Lamb County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,881 (6.8% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 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?
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: 0.93% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.69%
• DSCR: 1.21
• GRM: 8.9

CMA / ARV

• ARV (median comp): $130,117
• List price: $90,000
• Delta: -30.83%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-0.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.06×
• Total profit: $1,419
• Equity at exit: $23,801

10-year hold

• IRR: 7.2%
• Equity multiple: 1.74×
• Total profit: $18,601
• Equity at exit: $26,809

Cash invested: $25,200 (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 79339

• Home prices YoY: -0.4%
• Active inventory: 44
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $839 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$55 /mo · $658/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $98

Break-even live

Break-even rent $714

Max offer price $90,000

Occupancy floor 83%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $90,000 Active 78 DOM
2. 2026-06-17
   days on market $90,000 Active 77 DOM
3. 2026-06-16
   days on market $90,000 Active 76 DOM
4. 2026-06-15
   days on market $90,000 Active 75 DOM
5. 2026-06-13
   days on market $90,000 Active 73 DOM
6. 2026-06-12
   days on market $90,000 Active 72 DOM
7. 2026-06-10
   days on market $90,000 Active 69 DOM
8. 2026-06-08
   days on market $90,000 Active 68 DOM
9. 2026-06-08
   days on market $90,000 Active 67 DOM
10. 2026-06-07
    days on market $90,000 Active 66 DOM
11. 2026-06-04
    price $90,000 Active 63 DOM
12. 2026-06-03
    days on market $95,000 Active 63 DOM
13. 2026-06-02
    days on market $95,000 Active 62 DOM
14. 2026-06-01
    days on market $95,000 Active 61 DOM
15. 2026-05-31
    days on market $95,000 Active 60 DOM
16. 2026-05-07
    price $95,000 937-char remark

    Show marketing remark (937 chars)

    Check out this great property that has 2 houses on 1 lot. This property could be a great opportunity where you can live in one house and rent the other house and use the rental income towards your mortgage payment. The house facing 11th Street is 1 bedroom, 1 bathroom. This house has a new a/c unit, new flooring and paint. Bathroom has been updated in last 3 years. The second house that faces Monticello Ave is 2 bedroom, 1 Bathroom. The roof was replaced in 2025, and the hvac, flooring, insulation, water heater, paint and windows have been replaced in the last 3 years. Each house has it's own separate entry, separate driveway, separate backyard and fence. The combined square footage for both houses is 1160. If you are an investor looking for cash flow, this is a great property. Average combined rent is $1250 per month! Annual Property Taxes on this property is $655. The front house is a 1/1 while the back house is a 2/1.

17. 2026-05-01
    price $97,000 937-char remark

    Show marketing remark (937 chars)

    Check out this great property that has 2 houses on 1 lot. This property could be a great opportunity where you can live in one house and rent the other house and use the rental income towards your mortgage payment. The house facing 11th Street is 1 bedroom, 1 bathroom. This house has a new a/c unit, new flooring and paint. Bathroom has been updated in last 3 years. The second house that faces Monticello Ave is 2 bedroom, 1 Bathroom. The roof was replaced in 2025, and the hvac, flooring, insulation, water heater, paint and windows have been replaced in the last 3 years. Each house has it's own separate entry, separate driveway, separate backyard and fence. The combined square footage for both houses is 1160. If you are an investor looking for cash flow, this is a great property. Average combined rent is $1250 per month! Annual Property Taxes on this property is $655. The front house is a 1/1 while the back house is a 2/1.

18. 2026-04-27
    price $99,500 937-char remark

    Show marketing remark (937 chars)

    Check out this great property that has 2 houses on 1 lot. This property could be a great opportunity where you can live in one house and rent the other house and use the rental income towards your mortgage payment. The house facing 11th Street is 1 bedroom, 1 bathroom. This house has a new a/c unit, new flooring and paint. Bathroom has been updated in last 3 years. The second house that faces Monticello Ave is 2 bedroom, 1 Bathroom. The roof was replaced in 2025, and the hvac, flooring, insulation, water heater, paint and windows have been replaced in the last 3 years. Each house has it's own separate entry, separate driveway, separate backyard and fence. The combined square footage for both houses is 1160. If you are an investor looking for cash flow, this is a great property. Average combined rent is $1250 per month! Annual Property Taxes on this property is $655. The front house is a 1/1 while the back house is a 2/1.

19. 2026-04-20
    price $99,800 937-char remark

    Show marketing remark (937 chars)

    Check out this great property that has 2 houses on 1 lot. This property could be a great opportunity where you can live in one house and rent the other house and use the rental income towards your mortgage payment. The house facing 11th Street is 1 bedroom, 1 bathroom. This house has a new a/c unit, new flooring and paint. Bathroom has been updated in last 3 years. The second house that faces Monticello Ave is 2 bedroom, 1 Bathroom. The roof was replaced in 2025, and the hvac, flooring, insulation, water heater, paint and windows have been replaced in the last 3 years. Each house has it's own separate entry, separate driveway, separate backyard and fence. The combined square footage for both houses is 1160. If you are an investor looking for cash flow, this is a great property. Average combined rent is $1250 per month! Annual Property Taxes on this property is $655. The front house is a 1/1 while the back house is a 2/1.

20. 2026-04-08
    price $99,900 937-char remark

    Show marketing remark (937 chars)

    Check out this great property that has 2 houses on 1 lot. This property could be a great opportunity where you can live in one house and rent the other house and use the rental income towards your mortgage payment. The house facing 11th Street is 1 bedroom, 1 bathroom. This house has a new a/c unit, new flooring and paint. Bathroom has been updated in last 3 years. The second house that faces Monticello Ave is 2 bedroom, 1 Bathroom. The roof was replaced in 2025, and the hvac, flooring, insulation, water heater, paint and windows have been replaced in the last 3 years. Each house has it's own separate entry, separate driveway, separate backyard and fence. The combined square footage for both houses is 1160. If you are an investor looking for cash flow, this is a great property. Average combined rent is $1250 per month! Annual Property Taxes on this property is $655. The front house is a 1/1 while the back house is a 2/1.

21. 2026-04-01
    listed $100,000 Active 937-char remark

    Show marketing remark (937 chars)

    Check out this great property that has 2 houses on 1 lot. This property could be a great opportunity where you can live in one house and rent the other house and use the rental income towards your mortgage payment. The house facing 11th Street is 1 bedroom, 1 bathroom. This house has a new a/c unit, new flooring and paint. Bathroom has been updated in last 3 years. The second house that faces Monticello Ave is 2 bedroom, 1 Bathroom. The roof was replaced in 2025, and the hvac, flooring, insulation, water heater, paint and windows have been replaced in the last 3 years. Each house has it's own separate entry, separate driveway, separate backyard and fence. The combined square footage for both houses is 1160. If you are an investor looking for cash flow, this is a great property. Average combined rent is $1250 per month! Annual Property Taxes on this property is $655. The front house is a 1/1 while the back house is a 2/1.

22. 2026-03-31
    price $100,000
23. 2025-07-02
    price $110,000
24. 2021-07-01
    soldstatus
25. 2020-07-31
    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: $658 · $55/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$989/yr (+$82/mo · 150.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°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: $10,066
• − Mortgage interest: −$5,041
• − Property taxes: −$658
• − Insurance: −$450
• − Repairs & maintenance: −$805
• − Management: −$805
• − Depreciation: −$2,618
• Taxable loss: −$312
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $1,256/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: Littlefield ISD
• NCES district ID: 4827750
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,900
• Composite: 29.51/100
• National rank: #6503
• State rank: #527 of 826 in TX

Livability — Littlefield

• Score: 65/100
• State rank: #658
• US rank: #12392

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Littlefield, TX
• Population (ZIP): 6,707

Population outlook (Lamb County) Hauer SSP2

• Today (2025): 12,357 people
• By 2030: 11,878 · -3.9%
• By 2040: 10,950 · -11.4%
• By 2050: 9,929 · -19.6%
• By 2075: 7,355 · -40.5%
• By 2100: 4,603 · -62.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 53% White 41% Two or more races 17% Black 4%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Italian 1% Slovak 1% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 65% English-only · Spanish 35%

Political lean MEDSL · Lamb

• 2024 margin: Solid R (+64.3) · D 17.6% · R 81.9%
• 2008→2024 swing: -15.9pp toward R · 2008: -48.4pp · 2024: -64.3pp
• All cycles: 2024: R+64.3 2020: R+60.8 2016: R+58.1 2012: R+50.3 2008: R+48.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.52%
• Current HPI: 140.3662
• 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

-13.6% since first listed

10 events — show timeline

• 2026-05-07 Price Changed $95,000 LARMLS
• 2026-05-01 Price Changed $97,000 LARMLS
• 2026-04-27 Price Changed $99,500 LARMLS
• 2026-04-20 Price Changed $99,800 LARMLS
• 2026-04-08 Price Changed $99,900 LARMLS
• 2026-04-01 Listed $100,000 LARMLS
• 2026-03-31 Price Changed $100,000 LARMLS
• 2025-07-02 Price Changed $110,000 LARMLS
• 2021-07-01 Sold (Public Records) — Public Records
• 2020-07-31 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2025): $658 · +7.7% YoY. Source: county tax records.