1604 Yows St · Borger, TX 79007

$48,000

2 bd · 1.0 ba · 946 sqft · SingleFamily public records · 28 Days on market

Built 1950 7,440 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ELECTRICAL UPDATED! This cute little house has been well maintained. It is a 2 bed, 1 bath, with a nice detached garage in a clean neighborhood. The large back yard includes a storm cellar and a completely enclosed wood fence. Roof is 2 years old, includes newer HVAC system and brand new carpet. Move in ready!

Key facts

• Large backyard
• Storm cellar
• Newer hvac system

Tags

• NEWER HVAC SYSTEM
• RECENT PLUMBING REPAIRS
• LARGE BACKYARD
• STORM CELLAR
• SPACE FOR OUTDOOR ACTIVITIES

Property features AI

Exterior

• Parking: Detached garage; Carport; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Entry on main level
• Construction: Pillar/post/pier foundation
• Exterior features: Composition roof; North-facing

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Electric cooling; Central air
• Interior features: Central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($733 rent vs $48k).
• Recommended offer: $47k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#268 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D, commute F.
• Borger ISD (town): math 43% / reading 41% proficiency, ranked #348 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Borger Int (math 47% / reading 36%, grade F, #595 of 1,662 statewide, top 37%, 335 students, 60% FRL); Borger H S (math 27% / reading 49%, grade F, #880 of 1,632 statewide, top 54%, 761 students, 50% FRL).
• Market conditions: 88 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 2 units permitted in Hutchinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $332 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,280 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.53% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.96%
• DSCR: 1.84
• GRM: 5.5

CMA / ARV

• ARV (median comp): $115,836
• List price: $48,000
• Delta: -58.56%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.9%
• Equity multiple: 1.43×
• Total profit: $5,780
• Equity at exit: $7,157

10-year hold

• IRR: 19.9%
• Equity multiple: 2.68×
• Total profit: $22,581
• Equity at exit: $4,150

Cash invested: $13,440 (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 79007

• Active inventory: 88
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $733 medium
• Mortgage (P&I): −$252
• Tax from tax record: −$95 /mo · $1,136/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$154
• Net cashflow: $212

Break-even live

Break-even rent $464

Max offer price $48,000

Occupancy floor 66%

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 Boyd St Unit NP-1404-C Borger, TX	1.0	1.0	650	$600	$0.92	43d	1	0.74mi
1401 Boyd St Unit NP-706-D Borger, TX	2.0	1.0	850	$750	$0.88	13d	1	0.74mi
702 Deahl St Borger, TX	1.0	1.0	700	$800	$1.14	43d	1	0.74mi
201 N McGee St Borger, TX	1.0	1.0	600	$800	$1.33	13d	1	1.23mi

Listing history 16 events

1. 2026-06-12
   statusdays on market $48,000 Pending 28 DOM
2. 2026-06-09
   days on market $48,000 Active 26 DOM
3. 2026-06-08
   days on market $48,000 Active 25 DOM
4. 2026-06-08
   days on market $48,000 Active 24 DOM
5. 2026-06-05
   pricedays on market $48,000 Active 22 DOM
6. 2026-06-03
   days on market $50,000 Active 20 DOM
7. 2026-06-02
   days on market $50,000 Active 19 DOM
8. 2026-06-01
   days on market $50,000 Active 18 DOM
9. 2026-05-31
   days on market $50,000 Active 17 DOM
10. 2026-05-14
    listed $50,000 Active 470-char remark
11. 2019-09-12
    soldstatus 312-char remark

    Show marketing remark (312 chars)

    ELECTRICAL UPDATED! This cute little house has been well maintained. It is a 2 bed, 1 bath, with a nice detached garage in a clean neighborhood. The large back yard includes a storm cellar and a completely enclosed wood fence. Roof is 2 years old, includes newer HVAC system and brand new carpet. Move in ready!

12. 2019-09-12
    soldstatus

    Show marketing remark (312 chars)

    ELECTRICAL UPDATED! This cute little house has been well maintained. It is a 2 bed, 1 bath, with a nice detached garage in a clean neighborhood. The large back yard includes a storm cellar and a completely enclosed wood fence. Roof is 2 years old, includes newer HVAC system and brand new carpet. Move in ready!

13. 2019-02-05
    listed $30,000 312-char remark

    Show marketing remark (312 chars)

    ELECTRICAL UPDATED! This cute little house has been well maintained. It is a 2 bed, 1 bath, with a nice detached garage in a clean neighborhood. The large back yard includes a storm cellar and a completely enclosed wood fence. Roof is 2 years old, includes newer HVAC system and brand new carpet. Move in ready!

14. 2002-08-29
    soldstatus
15. 2000-01-31
    soldstatus
16. 1995-06-23
    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: $1,136 · $95/mo
• Projected year-2 tax: $1,136 · $95/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 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,791
• − Mortgage interest: −$2,689
• − Property taxes: −$1,136
• − Insurance: −$240
• − Repairs & maintenance: −$703
• − Management: −$703
• − Depreciation: −$1,396
• Taxable income: $1,923
• Est. tax owed @ 24.0%: −$462
• After-tax cash flow: $2,087/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: Borger ISD
• NCES district ID: 4810890
• Math proficiency: 43% ▼ -4.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $44,714
• Composite: 35.66/100
• National rank: #4879
• State rank: #348 of 826 in TX

Livability — Borger

• Score: 72/100
• State rank: #268
• US rank: #6266

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Borger, TX
• Population (ZIP): 13,927

Population outlook (Hutchinson County) Hauer SSP2

• Today (2025): 21,274 people
• By 2030: 21,089 · -0.9%
• By 2040: 20,938 · -1.6%
• By 2050: 20,999 · -1.3%
• By 2075: 21,433 · +0.7%
• By 2100: 21,243 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 32% Two or more races 19% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 79% English-only · Spanish 20%

Political lean MEDSL · Hutchinson

• 2024 margin: Solid R (+77.2) · D 11.1% · R 88.2%
• 2008→2024 swing: -8.2pp toward R · 2008: -68.9pp · 2024: -77.2pp
• All cycles: 2024: R+77.2 2020: R+76.6 2016: R+76.1 2012: R+72.7 2008: R+68.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.35%
• Current HPI: 114.1111
• 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

+60.0% since first listed

10 events — show timeline

• 2026-06-11 Pending — AARMLS
• 2026-06-04 Price Changed $48,000 AARMLS
• 2026-05-14 Listed $50,000 AARMLS
• 2026-05-06 Sold (Public Records) — Public Records
• 2019-09-12 Sold (Public Records) — Public Records
• 2019-09-12 Sold (MLS) — AARMLS
• 2019-02-05 Listed $30,000 AARMLS
• 2002-08-29 Sold (Public Records) — Public Records
• 2000-01-31 Sold (Public Records) — Public Records
• 1995-06-23 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,136 · +37.9% YoY. Source: county tax records.