124 Hickory St · Levelland, TX 79336

$110,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 27 Days on market

Built 1950 7,275 sqft lot

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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).

• Cash flow +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Mobile Home Package or Individual: 108 Hicks Place, 124 Hickory, 125 Pine, 1845 8th, 210 W Adams, 306 Ave M

Key facts

• 7,275 sq ft lot
• Built 1950
• Listed 27 days

Property features AI

Exterior

• Parking: Off-street parking
• Home design: Residential income property (multi-family, package property)
• Construction: Aluminum siding; Metal/other roof; Built as a multi-family dwelling
• Exterior features: Corner lot; Asphalt road frontage on a city street; Publicly maintained road

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central air; Ceiling fans; Central heating (natural gas)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $46 ($555/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 $98k (10.5% below list).
• Recommended offer: $98k (10.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#274 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F, employment F.
• Levelland ISD (town): math 33% / reading 32% proficiency, ranked #566 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Levelland Middle (math 32% / reading 31%, grade F, #997 of 1,662 statewide, top 61%, 622 students, 79% FRL); Levelland H S (math 67% / reading 55%, grade C+, #258 of 1,632 statewide, top 16%, 745 students, 67% FRL).
• Zoned-school proficiency averages 46% at this address vs 32% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Levelland ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 120 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 7 units permitted in Hockley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hockley County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,423 (10.5% 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 F-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. 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?
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: 0.89% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 9.3

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-14,884
• Equity at exit: $16,401

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-9,183
• Equity at exit: $9,511

Cash invested: $30,800 (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 79336

• Active inventory: 120
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $984 high
• Mortgage (P&I): −$577
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $46

Break-even live

Break-even rent $926

Max offer price $110,000

Occupancy floor 90%

Sensitivity live

Price	-10% $108	-5% $77	+0% $46	+5% $15	+10% $-16
Rent	-10% $-32	-5% $7	+0% $46	+5% $85	+10% $124
Rate	-1.0pp $102	-0.5pp $74	base $46	+0.5pp $18	+1.0pp $-11

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 Hickory St Unit B Levelland, TX	2.0	1.0	1000	$945	$0.94	15d	1	0.10mi
114 Holly St Levelland, TX	4.0	1.0	1380	$1,300	$0.94	45d	1	0.15mi
226 Cherry St Levelland, TX	2.0	1.0	575	$650	$1.13	15d	6	0.33mi
226 Cherry St Unit 43 Levelland, TX	2.0	1.0	800	$650	$0.81	15d	1	0.33mi
400 N Cedar Ave Levelland, TX	1.0–3.0	1.0–1.5	857	$950	$1.11	15d	4	0.61mi
710 9th St Levelland, TX	2.0	1.0	1005	$695	$0.69	23d	1	0.65mi
132 Railroad Ave Levelland, TX	3.0	2.0	1040	$1,150	$1.11	45d	1	0.71mi
1819 Avenue I Pl Unit 5 Levelland, TX	2.0	1.0	800	$650	$0.81	23d	1	1.15mi

Listing history 18 events

1. 2026-06-21
   days on market $110,000 Active 27 DOM
2. 2026-06-21
   days on market $110,000 Active 26 DOM
3. 2026-06-18
   days on market $110,000 Active 24 DOM
4. 2026-06-17
   days on market $110,000 Active 23 DOM
5. 2026-06-16
   days on market $110,000 Active 22 DOM
6. 2026-06-15
   days on market $110,000 Active 21 DOM
7. 2026-06-13
   days on market $110,000 Active 19 DOM
8. 2026-06-12
   days on market $110,000 Active 18 DOM
9. 2026-06-10
   days on market $110,000 Active 15 DOM
10. 2026-06-08
    days on market $110,000 Active 14 DOM
11. 2026-06-08
    days on market $110,000 Active 13 DOM
12. 2026-06-07
    days on market $110,000 Active 12 DOM
13. 2026-06-03
    days on market $110,000 Active 9 DOM
14. 2026-06-02
    pricedays on market $110,000 Active 8 DOM
15. 2026-06-01
    days on market $524,500 Active 7 DOM
16. 2026-05-31
    days on market $524,500 Active 6 DOM
17. 2026-05-25
    listed $524,500 Active
18. 2002-04-30
    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: $1,304 · $109/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$709/yr (+$59/mo · 54.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 21 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: $11,811
• − Mortgage interest: −$6,162
• − Property taxes: −$1,304
• − Insurance: −$550
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$3,200
• Taxable loss: −$1,294
• Est. tax savings @ 24.0%: +$311
• After-tax cash flow: $865/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: Levelland ISD
• NCES district ID: 4827240
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $47,924
• Composite: 28.09/100
• National rank: #6833
• State rank: #566 of 826 in TX

Livability — Levelland

• Score: 72/100
• State rank: #274
• US rank: #6392

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Levelland, TX
• Population (ZIP): 15,265

Population outlook (Hockley County) Hauer SSP2

• Today (2025): 25,295 people
• By 2030: 26,230 · +3.7%
• By 2040: 28,268 · +11.8%
• By 2050: 30,536 · +20.7%
• By 2075: 36,867 · +45.7%
• By 2100: 40,662 · +60.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (53%)
• Race & ethnicity: Hispanic / Latino 53% White 42% Two or more races 24% Black 3%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 72% English-only · Spanish 27%

Political lean MEDSL · Hockley

• 2024 margin: Solid R (+66.3) · D 16.6% · R 82.8%
• 2008→2024 swing: -14.0pp toward R · 2008: -52.3pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+62.4 2016: R+62.3 2012: R+57.0 2008: R+52.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -169.34%
• Current HPI: 154.0713
• 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

2 events — show timeline

• 2026-05-25 Listed $524,500 LARMLS
• 2002-04-30 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,304 · +2.9% YoY. Source: county tax records.