216 Townsend St · Spearman, TX 79081

$75,000

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 29 Days on market

Built 1963

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 bedrooms and 1 bath. Total square footage 1120, has a half story with 336 sq ft, and the first floor being 784 sq ft. It has gas wall heat. Has a big fenced in back yard with a storm shelter, and large area to use as patio or grilling area. There is 1.5 car/484 sq ft detached garage. Give me a call at 806-270-1252 to take a look! Because it is occupied please give us a little notice to come look at it.

Key facts

• Storm shelter
• Fenced in back yard
• Built 1963

Tags

• FENCED IN BACK YARD
• STORM SHELTER
• PATIO OR GRILLING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($895 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#335 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Spearman ISD (town): math 62% / reading 57% proficiency, ranked #80 of 826 in TX (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hansford County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — 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. 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.
4. 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.
5. 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: 1.19% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.99%
• DSCR: 1.40
• GRM: 7.0

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-2,102
• Equity at exit: $11,183

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $11,203
• Equity at exit: $6,485

Cash invested: $21,000 (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 79081

• Home prices YoY: -31.7%
• Active inventory: 20
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $895 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$125 /mo · $1,503/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $157

Break-even live

Break-even rent $696

Max offer price $75,000

Occupancy floor 77%

Sensitivity live

Price	-10% $200	-5% $179	+0% $157	+5% $136	+10% $115
Rent	-10% $87	-5% $122	+0% $157	+5% $193	+10% $228
Rate	-1.0pp $195	-0.5pp $176	base $157	+0.5pp $138	+1.0pp $118

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $75,000 Active 29 DOM
2. 2026-06-18
   days on market $75,000 Active 27 DOM
3. 2026-06-17
   days on market $75,000 Active 26 DOM
4. 2026-06-16
   days on market $75,000 Active 25 DOM
5. 2026-06-15
   days on market $75,000 Active 24 DOM
6. 2026-06-15
   days on market $75,000 Active 23 DOM
7. 2026-06-13
   days on market $75,000 Active 22 DOM
8. 2026-06-12
   days on market $75,000 Active 21 DOM
9. 2026-06-09
   days on market $75,000 Active 18 DOM
10. 2026-06-08
    days on market $75,000 Active 17 DOM
11. 2026-06-08
    days on market $75,000 Active 16 DOM
12. 2026-06-07
    days on market $75,000 Active 15 DOM
13. 2026-06-03
    days on market $75,000 Active 12 DOM
14. 2026-06-02
    days on market $75,000 Active 11 DOM
15. 2026-06-01
    days on market $75,000 Active 10 DOM
16. 2026-05-31
    days on market $75,000 Active 9 DOM
17. 2026-05-23
    listed $75,000 Active
18. 2003-08-27
    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: $1,503 · $125/mo
• Projected year-2 tax: $1,503 · $125/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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 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: $10,741
• − Mortgage interest: −$4,201
• − Property taxes: −$1,503
• − Insurance: −$375
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$2,182
• Taxable income: $761
• Est. tax owed @ 24.0%: −$183
• After-tax cash flow: $1,705/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: Spearman ISD
• NCES district ID: 4841010
• Math proficiency: 62% ▼ -4.00%
• Reading proficiency: 57% ▲ 4.00%
• Median HH income: $42,850
• Composite: 50.01/100
• National rank: #1921
• State rank: #80 of 826 in TX

Livability — Spearman

• Score: 70/100
• State rank: #335
• US rank: #7322

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spearman, TX
• Population (ZIP): 3,224

Population outlook (Hansford County) Hauer SSP2

• Today (2025): 5,722 people
• By 2030: 5,762 · +0.7%
• By 2040: 5,866 · +2.5%
• By 2050: 5,931 · +3.7%
• By 2075: 6,002 · +4.9%
• By 2100: 5,509 · -3.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (51%)
• Race & ethnicity: White 51% Hispanic / Latino 48% Two or more races 21%
• Hispanic origin (detail): Mexican 45% Puerto Rican 2%
• Common ancestry: Serbian 1% Portuguese 1%
• Foreign-born: 16% · Canada
• Languages at home: 70% English-only · Spanish 29%

Political lean MEDSL · Hansford

• 2024 margin: Solid R (+84.8) · D 7.3% · R 92.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -76.5pp · 2024: -84.8pp
• All cycles: 2024: R+84.8 2020: R+82.2 2016: R+80.1 2012: R+83.1 2008: R+76.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.80%
• Current HPI: 111.3876
• 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

• 2026-05-23 Listed $75,000 FSBO.com
• 2003-08-27 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,503 · +13.3% YoY. Source: county tax records.