413 28th St · Snyder, TX 79549

$92,500

2 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 67 Days on market

Built 1940 0.72 ac lot $90/sqft · 98% above area

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable and well maintained! This 2 bedroom, 1 bathroom brick home offers space and value that's hard to find. Situated on a large 0.72 acre fenced lot, the property provides plenty of room to enjoy the outdoors, add improvements, or simply spread out. A 3 car carport offers generous covered parking, while the tool shed and workshop create the perfect space for storage, projects, or hobbies. Inside, the home has been very well maintained and offers a comfortable layout ready for its next owner. A great opportunity for first time buyers, investors, or anyone looking for an affordable home!

Key facts

• 3 car carport
• Tool shed
• Workshop

Tags

• FENCED LOT
• 3 CAR CARPORT
• TOOL SHED
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $87k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,008 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools F.
• Snyder ISD (town): math 33% / reading 31% proficiency, ranked #577 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 108 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 32 units permitted in Scurry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $640 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Scurry County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,950 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.38% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.81%
• DSCR: 1.66
• GRM: 6.0

CMA / ARV

• ARV (median comp): $46,658
• List price: $92,500
• Delta: 98.25%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.4%
• Equity multiple: 1.21×
• Total profit: $5,422
• Equity at exit: $13,792

10-year hold

• IRR: 14.9%
• Equity multiple: 2.20×
• Total profit: $31,146
• Equity at exit: $7,998

Cash invested: $25,900 (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 79549

• Active inventory: 108
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,280 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$168 /mo · $2,017/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $320

Break-even live

Break-even rent $876

Max offer price $92,500

Occupancy floor 70%

Sensitivity live

Price	-10% $372	-5% $346	+0% $320	+5% $293	+10% $267
Rent	-10% $219	-5% $269	+0% $320	+5% $370	+10% $421
Rate	-1.0pp $366	-0.5pp $343	base $320	+0.5pp $296	+1.0pp $271

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2807 Avenue E Snyder, TX	2.0	2.0	1420	$1,300	$0.92	45d	1	0.07mi
307 34th St Snyder, TX	3.0	1.0	1108	$1,200	$1.08	44d	1	0.42mi
1021 37th St Snyder, TX	3.0	2.0	1300	$1,248	$0.96	44d	1	0.73mi
3710 Avenue V Snyder, TX	2.0	1.0	1239	$1,400	$1.13	44d	1	1.39mi

Listing history 6 events

1. 2026-05-18
   status Pending 598-char remark

   Show marketing remark (598 chars)

   Affordable and well maintained! This 2 bedroom, 1 bathroom brick home offers space and value that's hard to find. Situated on a large 0.72 acre fenced lot, the property provides plenty of room to enjoy the outdoors, add improvements, or simply spread out. A 3 car carport offers generous covered parking, while the tool shed and workshop create the perfect space for storage, projects, or hobbies. Inside, the home has been very well maintained and offers a comfortable layout ready for its next owner. A great opportunity for first time buyers, investors, or anyone looking for an affordable home!

2. 2026-05-05
   historical Active Under Contract 598-char remark

   Show marketing remark (598 chars)

   Affordable and well maintained! This 2 bedroom, 1 bathroom brick home offers space and value that's hard to find. Situated on a large 0.72 acre fenced lot, the property provides plenty of room to enjoy the outdoors, add improvements, or simply spread out. A 3 car carport offers generous covered parking, while the tool shed and workshop create the perfect space for storage, projects, or hobbies. Inside, the home has been very well maintained and offers a comfortable layout ready for its next owner. A great opportunity for first time buyers, investors, or anyone looking for an affordable home!

3. 2026-04-25
   status Active 598-char remark

   Show marketing remark (598 chars)

   Affordable and well maintained! This 2 bedroom, 1 bathroom brick home offers space and value that's hard to find. Situated on a large 0.72 acre fenced lot, the property provides plenty of room to enjoy the outdoors, add improvements, or simply spread out. A 3 car carport offers generous covered parking, while the tool shed and workshop create the perfect space for storage, projects, or hobbies. Inside, the home has been very well maintained and offers a comfortable layout ready for its next owner. A great opportunity for first time buyers, investors, or anyone looking for an affordable home!

4. 2026-04-21
   historical Active Under Contract 598-char remark

   Show marketing remark (598 chars)

   Affordable and well maintained! This 2 bedroom, 1 bathroom brick home offers space and value that's hard to find. Situated on a large 0.72 acre fenced lot, the property provides plenty of room to enjoy the outdoors, add improvements, or simply spread out. A 3 car carport offers generous covered parking, while the tool shed and workshop create the perfect space for storage, projects, or hobbies. Inside, the home has been very well maintained and offers a comfortable layout ready for its next owner. A great opportunity for first time buyers, investors, or anyone looking for an affordable home!

5. 2026-03-12
   listed $92,500 Active 598-char remark

   Show marketing remark (598 chars)

   Affordable and well maintained! This 2 bedroom, 1 bathroom brick home offers space and value that's hard to find. Situated on a large 0.72 acre fenced lot, the property provides plenty of room to enjoy the outdoors, add improvements, or simply spread out. A 3 car carport offers generous covered parking, while the tool shed and workshop create the perfect space for storage, projects, or hobbies. Inside, the home has been very well maintained and offers a comfortable layout ready for its next owner. A great opportunity for first time buyers, investors, or anyone looking for an affordable home!

6. 2008-02-11
   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: $2,017 · $168/mo
• Projected year-2 tax: $2,017 · $168/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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $15,363
• − Mortgage interest: −$5,181
• − Property taxes: −$2,017
• − Insurance: −$462
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$2,691
• Taxable income: $2,553
• Est. tax owed @ 24.0%: −$613
• After-tax cash flow: $3,223/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: Snyder ISD
• NCES district ID: 4840650
• Math proficiency: 33% ▼ -4.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $48,075
• Composite: 27.69/100
• National rank: #6912
• State rank: #577 of 826 in TX

Livability — Snyder

• Score: 61/100
• State rank: #1008
• US rank: #17920

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Snyder, TX
• Population (ZIP): 15,505

Population outlook (Scurry County) Hauer SSP2

• Today (2025): 18,819 people
• By 2030: 19,548 · +3.9%
• By 2040: 21,178 · +12.5%
• By 2050: 22,980 · +22.1%
• By 2075: 27,055 · +43.8%
• By 2100: 28,065 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 48% Hispanic / Latino 44% Two or more races 14% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 75% English-only · Spanish 25%

Political lean MEDSL · Scurry

• 2024 margin: Solid R (+73.6) · D 12.8% · R 86.5%
• 2008→2024 swing: -13.9pp toward R · 2008: -59.7pp · 2024: -73.6pp
• All cycles: 2024: R+73.6 2020: R+71.0 2016: R+69.8 2012: R+65.4 2008: R+59.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.76%
• Current HPI: 137.2297
• 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

6 events — show timeline

• 2026-05-18 Pending — PBBOR
• 2026-05-05 Contingent — PBBOR
• 2026-04-25 Relisted — PBBOR
• 2026-04-21 Contingent — PBBOR
• 2026-03-12 Listed $92,500 PBBOR
• 2008-02-11 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,017 · +16.6% YoY. Source: county tax records.