506 28th St · Snyder, TX 79549

$75,000

None bd · None ba · 1,171 sqft · Other public records · 164 Days on market

Built 1950 5,227 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
• 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

Investor Alert! This two-story duplex in Snyder, Texas, presents a fantastic cash flow opportunity. While it requires some TLC, the potential for high returns is undeniable. Featuring two separate units, this property offers significant rental income in a market with consistent demand. With a little renovation, you can maximize its value and attract reliable tenants. Don't miss out on this chance to add a strong income-producing asset to your portfolio.

Key facts

• Two separate units
• Two story duplex
• Rental income

Tags

• TWO STORY DUPLEX
• TWO SEPARATE UNITS
• RENTAL INCOME
• STRONG INCOME PRODUCING ASSET

What this means for you Summary

Snapshot

• This is a other listed at $75k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% 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: 107 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); 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.71% ✓
• Cap rate: 13.28%
• Cash-on-cash: 24.97%
• DSCR: 2.11
• GRM: 4.9

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: 18.5%
• Equity multiple: 1.75×
• Total profit: $15,734
• Equity at exit: $11,183

10-year hold

• IRR: 26.9%
• Equity multiple: 3.37×
• Total profit: $49,764
• 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 79549

• Active inventory: 107
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$152 /mo · $1,823/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $437

Break-even live

Break-even rent $730

Max offer price $75,000

Occupancy floor 61%

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: —

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	44d	1	0.03mi
307 34th St Snyder, TX	3.0	1.0	1108	$1,200	$1.08	43d	1	0.44mi
1021 37th St Snyder, TX	3.0	2.0	1300	$1,248	$0.96	43d	1	0.69mi
3710 Avenue V Snyder, TX	2.0	1.0	1239	$1,400	$1.13	43d	1	1.34mi

Listing history 18 events

1. 2026-06-18
   days on market $75,000 Active 164 DOM
2. 2026-06-17
   days on market $75,000 Active 163 DOM
3. 2026-06-16
   days on market $75,000 Active 162 DOM
4. 2026-06-15
   days on market $75,000 Active 161 DOM
5. 2026-06-15
   days on market $75,000 Active 160 DOM
6. 2026-06-13
   days on market $75,000 Active 159 DOM
7. 2026-06-12
   days on market $75,000 Active 158 DOM
8. 2026-06-09
   days on market $75,000 Active 155 DOM
9. 2026-06-08
   days on market $75,000 Active 154 DOM
10. 2026-06-08
    days on market $75,000 Active 153 DOM
11. 2026-06-07
    days on market $75,000 Active 152 DOM
12. 2026-06-03
    days on market $75,000 Active 149 DOM
13. 2026-06-02
    days on market $75,000 Active 148 DOM
14. 2026-06-01
    days on market $75,000 Active 147 DOM
15. 2026-05-31
    days on market $75,000 Active 146 DOM
16. 2026-01-05
    listed $75,000 Active 457-char remark

    Show marketing remark (457 chars)

    Investor Alert! This two-story duplex in Snyder, Texas, presents a fantastic cash flow opportunity. While it requires some TLC, the potential for high returns is undeniable. Featuring two separate units, this property offers significant rental income in a market with consistent demand. With a little renovation, you can maximize its value and attract reliable tenants. Don't miss out on this chance to add a strong income-producing asset to your portfolio.

17. 2023-07-19
    price $329,000
18. 2005-11-09
    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: $1,823 · $152/mo
• Projected year-2 tax: $1,823 · $152/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,395
• − Mortgage interest: −$4,201
• − Property taxes: −$1,823
• − Insurance: −$375
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$2,182
• Taxable income: $4,350
• Est. tax owed @ 24.0%: −$1,044
• After-tax cash flow: $4,200/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

-77.2% since first listed

3 events — show timeline

• 2026-01-05 Listed $75,000 PBBOR
• 2023-07-19 Price Changed $329,000 AARMLS
• 2005-11-09 Sold (Public Records) — Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,823 · +27.2% YoY. Source: county tax records.