1002 W Bloodworth · Olney, TX 76374

$85,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 18 Days on market

Built 1970 9,985 sqft lot $89/sqft · 10% above area Est $78k · 10% over

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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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +6.8/10.0
• Schools +4.4/10.0
• Appreciation +4.0/10.0
• Livability +3.4/5.0
• ARV discount +3.2/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This is a cute two bedroom one bath home with a large family room. It can be turned back into a three bedroom home. Large fenced back yard with covered patio and good cellar. Call or text for a showing!

Key facts

• 9,985 sq ft lot
• Garage
• Built 1970

Property features AI

Finance

• Other: Municipal utility district: No
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached garage (1 car); One covered parking space
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Cable available; Phone available
• Home design: Single-family residence; Residential property; One story; Built in 1970
• Construction: Year built: 1970
• Exterior features: Curb improvements; Lot under 0.5 acre (about 0.23 acre); Subdivision: Shamburger; Directions: Turn north off of Main St. on to Ave. M. Go four blocks to Bloodworth and turn left. House is on the right.

Interior

• Kitchen: Gas range
• Bedrooms: Primary bedroom on main level (12 x 12)
• Bathrooms: One full bathroom
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; Two total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#557 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Olney ISD (town): math 50% / reading 56% proficiency, ranked #150 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Olney El (math 27% / reading 52%, grade F, #1,545 of 4,322 statewide, top 38%, 363 students, 64% FRL) — zoned schools at 64% FRL track the district average.
• Zoned-school proficiency averages 40% at this address vs 53% district-wide (-14 pts) — the specific schools serving this property underperform the Olney ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 30 active listings in the ZIP; 5 units permitted in Young County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Young County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-2.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.18% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.11%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $77,558
• List price: $85,000
• Delta: 9.60%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 N Grand Ave	0.63mi	2/1.0 (-1)	1,011 (+5%)	13mo	$89,900	$89	46
601 N Ave. E	0.51mi	2/1.0 (-1)	816 (-15%)	4mo	$32,000	$39	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $2,426
• Equity at exit: $16,300

10-year hold

• IRR: 10.5%
• Equity multiple: 1.91×
• Total profit: $21,660
• Equity at exit: $13,731

Cash invested: $23,800 (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 76374

• Home prices YoY: -1.0%
• Active inventory: 30
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$108 /mo · $1,298/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $201

Break-even live

Break-even rent $746

Max offer price $85,000

Occupancy floor 75%

Sensitivity live

Price	-10% $249	-5% $225	+0% $201	+5% $177	+10% $152
Rent	-10% $122	-5% $161	+0% $201	+5% $240	+10% $280
Rate	-1.0pp $243	-0.5pp $222	base $201	+0.5pp $179	+1.0pp $156

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-05
   listed $85,000 Active 202-char remark
2. 2004-09-07
   soldstatus
3. 2000-07-10
   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: $1,298 · $108/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$258/yr (+$21/mo · 19.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,998
• − Mortgage interest: −$4,761
• − Property taxes: −$1,298
• − Insurance: −$425
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,473
• Taxable income: $1,122
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $2,138/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: Olney ISD
• NCES district ID: 4833630
• Math proficiency: 50% ▼ -15.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $37,813
• Composite: 44.09/100
• National rank: #2874
• State rank: #150 of 826 in TX

Livability — Olney

• Score: 67/100
• State rank: #557
• US rank: #10736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Olney, TX
• Population (ZIP): 3,915

Population outlook (Young County) Hauer SSP2

• Today (2025): 17,860 people
• By 2030: 17,620 · -1.3%
• By 2040: 17,054 · -4.5%
• By 2050: 16,551 · -7.3%
• By 2075: 15,667 · -12.3%
• By 2100: 14,066 · -21.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 20% Two or more races 7%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Asian/Pacific 1%

Political lean MEDSL · Young

• 2024 margin: Solid R (+76.2) · D 11.6% · R 87.8%
• 2008→2024 swing: -12.8pp toward R · 2008: -63.5pp · 2024: -76.2pp
• All cycles: 2024: R+76.2 2020: R+73.8 2016: R+74.6 2012: R+71.5 2008: R+63.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.05%
• Current HPI: 197.3031
• 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

4 events — show timeline

• 2026-05-25 Pending — NTREIS
• 2026-05-05 Listed $85,000 NTREIS
• 2004-09-07 Sold (Public Records) — Public Records
• 2000-07-10 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,298 · +14.2% YoY. Source: county tax records.