301 S Date St · Plainview, TX 79072

$84,500

2 bd · 1.0 ba · 1,255 sqft · SingleFamily public records · 30 Days on market

Built 1966

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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 +28.7/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity with strong potential in Plainview. Located at 301 S. Date St. , this 3-bedroom, 1-bath home offers approximately 1,255 square feet of living space and includes an attached carport. The property could use some renovating and updating, but presents an excellent opportunity for investors, flippers, or buyers seeking a renovation project. Functional layout with spacious living areas and good potential to add value through improvements. Property to be sold as-is. For additional information or to schedule a showing, please contact the listing agent.

Key facts

• Garage
• Built 1966
• Listed 29 days

Property features AI

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available
• Home design: Single-family residential home
• Construction: Wood siding and lap siding construction
• Exterior features: Storage; Chain link fencing; Metal roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fans for cooling
• Interior features: Ceiling fans
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $11 ($131/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $83k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#393 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime C-, health & safety C-.
• Plainview ISD (town): math 41% / reading 37% proficiency, ranked #445 of 826 in TX (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 150 active listings in the ZIP; 13 units permitted in Hale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $584 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hale County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $269/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,232 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 6.8

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-12,844
• Equity at exit: $12,599

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-9,671
• Equity at exit: $7,306

Cash invested: $23,660 (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 79072

• Active inventory: 150
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,034 medium
• Mortgage (P&I): −$443
• Tax from tax record: −$58 /mo · $701/yr
• Insurance: −$35
• Flood insurance flood zone: −$269 /mo · $3,228/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $11

Break-even live

Break-even rent $1,020

Max offer price $84,500

Occupancy floor 94%

Sensitivity live

Price	-10% $59	-5% $35	+0% $11	+5% $-13	+10% $-37
Rent	-10% $-71	-5% $-30	+0% $11	+5% $52	+10% $93
Rate	-1.0pp $53	-0.5pp $32	base $11	+0.5pp $-11	+1.0pp $-33

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $84,500 Active 30 DOM
2. 2026-06-18
   days on market $84,500 Active 29 DOM
3. 2026-06-17
   days on market $84,500 Active 28 DOM
4. 2026-06-16
   days on market $84,500 Active 27 DOM
5. 2026-06-15
   days on market $84,500 Active 26 DOM
6. 2026-06-14
   days on market $84,500 Active 24 DOM
7. 2026-06-12
   days on market $84,500 Active 23 DOM
8. 2026-06-09
   days on market $84,500 Active 20 DOM
9. 2026-06-08
   days on market $84,500 Active 19 DOM
10. 2026-06-07
    days on market $84,500 Active 18 DOM
11. 2026-06-07
    days on market $84,500 Active 17 DOM
12. 2026-06-03
    days on market $84,500 Active 14 DOM
13. 2026-06-02
    days on market $84,500 Active 13 DOM
14. 2026-06-01
    days on market $84,500 Active 12 DOM
15. 2026-05-31
    days on market $84,500 Active 11 DOM
16. 2026-05-30
    days on market $84,500 Active 10 DOM
17. 2026-05-20
    listed $84,500 Active
18. 2019-02-21
    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: $701 · $58/mo
• Projected year-2 tax: $1,546 · $129/mo
• Expected delta: +$846/yr (+$70/mo · 120.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major

Taxation est. · year 1

• Rental income: $12,406
• − Mortgage interest: −$4,733
• − Property taxes: −$701
• − Insurance: −$3,651
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$2,458
• Taxable loss: −$1,122
• Est. tax savings @ 24.0%: +$269
• After-tax cash flow: $401/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: Plainview ISD
• NCES district ID: 4835070
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $41,146
• Composite: 32.85/100
• National rank: #5615
• State rank: #445 of 826 in TX

Livability — Plainview

• Score: 69/100
• State rank: #393
• US rank: #8233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plainview, TX
• County: Hale County · 25,389 people
• City population: 25,389
• Metro: Plainview, TX
• Population (ZIP): 25,389
• Household income: $47,255
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 1015.0

Population outlook (Hale County) Hauer SSP2

• Today (2025): 30,851 people
• By 2030: 29,158 · -5.5%
• By 2040: 25,681 · -16.8%
• By 2050: 22,420 · -27.3%
• By 2075: 15,857 · -48.6%
• By 2100: 10,500 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 29% Two or more races 19% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Italian 1% Russian 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 63% English-only · Spanish 36%

Political lean MEDSL · Hale

• 2024 margin: Solid R (+58.0) · D 20.5% · R 78.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -44.9pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+51.1 2016: R+48.4 2012: R+47.8 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -120.38%
• Current HPI: 127.9276
• Rent YoY: —
• Metro: Plainview, TX
• 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

2 events — show timeline

• 2026-05-20 Listed $84,500 PARMLS
• 2019-02-21 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $701 · -2.9% YoY. Source: county tax records.