1213 S 2nd St · Tahoka, TX 79373

$35,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 41 Days on market

Built 1953 0.41 ac 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
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment opportunity in Tahoka. 2 bedroom 1 bath home on a big lot. This home does need work but would be great for someone wanting to fix this one up and call it home. House has potential just needs a little TLC. Schedule your showing today.

Key facts

• Spacious lot
• Cash-flow potential
• Sweat-equity upside

Tags

• SPACIOUS LOT
• CASH-FLOW POTENTIAL
• EQUITY-BUILDING PROJECTS
• SWEAT-EQUITY UPSIDE
• TRANSFORMATION POTENTIAL

Property features AI

Finance

• Financial info: Accepts cash and conventional financing
• HOA & community: No association

Exterior

• Parking: Carport (covered, 1 covered space, 1 carport space)
• Utilities: City sewer; City water; Electricity connected; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Attached: yes; Built in 1953
• Construction: Year built 1953
• Exterior features: Lot under half an acre (about 0.413 acres); Subdivision: none

Interior

• Kitchen: Gas cooktop
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom
• Interior features: One level; Living area of 864; Open living and dining areas (one living area, one dining area)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#688 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.
• Tahoka ISD (town): math 51% / reading 36% proficiency, ranked #313 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tahoka El (math 57% / reading 42%, grade D, #865 of 4,322 statewide, top 21%, 298 students, 56% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 62 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• In year one you build about $4k of equity ($242 loan paydown + $3k appreciation (9.7% local appreciation)).
• Lynn County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.7% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $5k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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.
7. 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.
8. 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: 2.43% ✓
• Cap rate: 19.44%
• Cash-on-cash: 46.94%
• DSCR: 3.09
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.6%
• Equity multiple: 5.36×
• Total profit: $42,759
• Equity at exit: $30,724

10-year hold

• IRR: 54.4%
• Equity multiple: 11.88×
• Total profit: $106,610
• Equity at exit: $65,418

Cash invested: $9,800 (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 79373

• Home prices YoY: 8.6%
• Active inventory: 62
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$90 /mo · $1,081/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $383

Break-even live

Break-even rent $365

Max offer price $35,000

Occupancy floor 50%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1904 S 8th St Tahoka, TX	3.0	1.0	1040	$850	$0.82	43d	1	0.83mi

Listing history 22 events

1. 2026-06-18
   days on market $35,000 Active 41 DOM
2. 2026-06-17
   days on market $35,000 Active 40 DOM
3. 2026-06-16
   days on market $35,000 Active 39 DOM
4. 2026-06-15
   days on market $35,000 Active 38 DOM
5. 2026-06-15
   days on market $35,000 Active 37 DOM
6. 2026-06-13
   days on market $35,000 Active 36 DOM
7. 2026-06-12
   days on market $35,000 Active 35 DOM
8. 2026-06-09
   days on market $35,000 Active 32 DOM
9. 2026-06-08
   days on market $35,000 Active 31 DOM
10. 2026-06-08
    days on market $35,000 Active 30 DOM
11. 2026-06-05
    days on market $35,000 Active 28 DOM
12. 2026-06-03
    days on market $35,000 Active 26 DOM
13. 2026-06-02
    days on market $35,000 Active 25 DOM
14. 2026-06-01
    days on market $35,000 Active 24 DOM
15. 2026-05-31
    days on market $35,000 Active 23 DOM
16. 2026-05-08
    listed $40,000 Active 546-char remark
17. 2023-07-31
    historical 250-char remark

    Show marketing remark (250 chars)

    Great investment opportunity in Tahoka. 2 bedroom 1 bath home on a big lot. This home does need work but would be great for someone wanting to fix this one up and call it home. House has potential just needs a little TLC. Schedule your showing today.

18. 2023-07-28
    soldstatus Closed 250-char remark

    Show marketing remark (250 chars)

    Great investment opportunity in Tahoka. 2 bedroom 1 bath home on a big lot. This home does need work but would be great for someone wanting to fix this one up and call it home. House has potential just needs a little TLC. Schedule your showing today.

19. 2023-06-30
    status Pending 250-char remark

    Show marketing remark (250 chars)

    Great investment opportunity in Tahoka. 2 bedroom 1 bath home on a big lot. This home does need work but would be great for someone wanting to fix this one up and call it home. House has potential just needs a little TLC. Schedule your showing today.

20. 2023-06-16
    price $12,000 250-char remark

    Show marketing remark (250 chars)

    Great investment opportunity in Tahoka. 2 bedroom 1 bath home on a big lot. This home does need work but would be great for someone wanting to fix this one up and call it home. House has potential just needs a little TLC. Schedule your showing today.

21. 2023-05-05
    listed $15,000 Active 250-char remark

    Show marketing remark (250 chars)

    Great investment opportunity in Tahoka. 2 bedroom 1 bath home on a big lot. This home does need work but would be great for someone wanting to fix this one up and call it home. House has potential just needs a little TLC. Schedule your showing today.

22. 2003-11-18
    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: $1,081 · $90/mo
• Projected year-2 tax: $1,081 · $90/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 3/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $10,200
• − Mortgage interest: −$1,961
• − Property taxes: −$1,081
• − Insurance: −$175
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$1,018
• Taxable income: $4,334
• Est. tax owed @ 24.0%: −$1,040
• After-tax cash flow: $3,560/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: Tahoka ISD
• NCES district ID: 4842090
• Math proficiency: 51% ▲ 1.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $41,282
• Composite: 36.63/100
• National rank: #4619
• State rank: #313 of 826 in TX

Livability — Tahoka

• Score: 65/100
• State rank: #688
• US rank: #12876

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tahoka, TX
• Population (ZIP): 3,021

Population outlook (Lynn County) Hauer SSP2

• Today (2025): 5,360 people
• By 2030: 5,162 · -3.7%
• By 2040: 4,811 · -10.2%
• By 2050: 4,422 · -17.5%
• By 2075: 3,362 · -37.3%
• By 2100: 2,177 · -59.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 53% Hispanic / Latino 41% Two or more races 27% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 82% English-only · Spanish 17% Tagalog/Filipino 1%

Political lean MEDSL · Lynn

• 2024 margin: Solid R (+70.3) · D 14.4% · R 84.7%
• 2008→2024 swing: -30.3pp toward R · 2008: -40.0pp · 2024: -70.3pp
• All cycles: 2024: R+70.3 2020: R+62.1 2016: R+57.2 2012: R+49.3 2008: R+40.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.68%
• Current HPI: 122.721
• 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

+133.3% since first listed

8 events — show timeline

• 2026-05-23 Price Changed $35,000 NTREIS
• 2026-05-08 Listed $40,000 NTREIS
• 2023-07-31 Delisted — LARMLS
• 2023-07-28 Sold (MLS) — LARMLS
• 2023-06-30 Pending — LARMLS
• 2023-06-16 Price Changed $12,000 LARMLS
• 2023-05-05 Listed $15,000 LARMLS
• 2003-11-18 Sold (Public Records) — Public Records

Property tax history

+12.0%/yr

Latest (2025): $1,081 · -2.8% YoY. Source: county tax records.