1618 9th St · Levelland, TX 79336

$82,000

2 bd · 1.0 ba · 808 sqft · SingleFamily public records · 15 Days on market

Built 1975 6,882 sqft lot

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Why this score? — see what drove the D 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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom, 1-bath home in Levelland featuring a detached 1-car garage and a functional floor plan. This cozy home offers comfortable living spaces, plenty of natural light, and the charm of small-town living. Perfect for individuals, couples, or small families seeking a place to call home.

Key facts

• 6,882 sq ft lot
• Garage
• Built 1975

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water and sewer (implied by public maintained road and city street frontage)
• Home design: Single-family residence; Single story; Updated / Remodeled
• Construction: Built with other/unknown materials; Pillar/post/pier foundation; Synthetic roof
• Exterior features: Private yard; Porch; Fenced backyard; Paved road frontage; Publicly maintained road; City street frontage

Interior

• Kitchen: Range; Free-standing range
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Has cooling; Ceiling fan(s); Other heating; Other cooling
• Interior features: Range / Free-standing range; Ceiling fan(s); Other heating and cooling features; Wood flooring; Updated / Remodeled condition
• Laundry & utility: Laundry area located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $8 ($100/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $70k (14.3% below list).
• Recommended offer: $70k (14.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#274 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F, employment F.
• Levelland ISD (town): math 33% / reading 32% proficiency, ranked #566 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Levelland Middle (math 32% / reading 31%, grade F, #997 of 1,662 statewide, top 61%, 622 students, 79% FRL); Levelland H S (math 67% / reading 55%, grade C+, #258 of 1,632 statewide, top 16%, 745 students, 67% FRL).
• Zoned-school proficiency averages 46% at this address vs 32% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Levelland ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 120 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 7 units permitted in Hockley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $567 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hockley County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,239 (14.3% below list)

Questions for the listing agent

1. Built in 1975 — 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 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 9.7

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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-12,761
• Equity at exit: $12,226

10-year hold

• IRR: -7.2%
• Equity multiple: 0.55×
• Total profit: $-10,438
• Equity at exit: $7,090

Cash invested: $22,960 (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 79336

• Active inventory: 120
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $702 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$82 /mo · $989/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$148
• Net cashflow: $8

Break-even live

Break-even rent $692

Max offer price $82,000

Occupancy floor 94%

Sensitivity live

Price	-10% $55	-5% $32	+0% $8	+5% $-15	+10% $-38
Rent	-10% $-47	-5% $-19	+0% $8	+5% $36	+10% $64
Rate	-1.0pp $50	-0.5pp $29	base $8	+0.5pp $-13	+1.0pp $-35

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 Avenue H Apt 308 Levelland, TX	1.0	1.0	570	$650	$1.14	44d	1	0.62mi
710 9th St Levelland, TX	2.0	1.0	1005	$695	$0.69	22d	1	0.73mi
1819 Avenue I Pl Unit 5 Levelland, TX	2.0	1.0	800	$650	$0.81	22d	1	0.81mi
226 Hickory St Unit B Levelland, TX	2.0	1.0	1000	$945	$0.94	14d	1	1.49mi

Listing history 12 events

1. 2026-06-21
   days on market $82,000 Active 15 DOM
2. 2026-06-18
   days on market $82,000 Active 13 DOM
3. 2026-06-17
   days on market $82,000 Active 12 DOM
4. 2026-06-16
   days on market $82,000 Active 11 DOM
5. 2026-06-15
   days on market $82,000 Active 10 DOM
6. 2026-06-13
   days on market $82,000 Active 8 DOM
7. 2026-06-12
   days on market $82,000 Active 7 DOM
8. 2026-06-10
   days on market $82,000 Active 4 DOM
9. 2026-06-08
   days on market $82,000 Active 3 DOM
10. 2026-06-08
    days on market $82,000 Active 2 DOM
11. 2026-06-07
    remarks 299-char remark
12. 2026-06-07
    listed $82,000 Active 1 DOM

ⓘ 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: $989 · $82/mo
• Projected year-2 tax: $1,501 · $125/mo
• Expected delta: +$512/yr (+$43/mo · 51.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,429
• − Mortgage interest: −$4,593
• − Property taxes: −$989
• − Insurance: −$410
• − Repairs & maintenance: −$674
• − Management: −$674
• − Depreciation: −$2,385
• Taxable loss: −$1,298
• Est. tax savings @ 24.0%: +$311
• After-tax cash flow: $411/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: Levelland ISD
• NCES district ID: 4827240
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $47,924
• Composite: 28.09/100
• National rank: #6833
• State rank: #566 of 826 in TX

Livability — Levelland

• Score: 72/100
• State rank: #274
• US rank: #6392

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Levelland, TX
• Population (ZIP): 15,265

Population outlook (Hockley County) Hauer SSP2

• Today (2025): 25,295 people
• By 2030: 26,230 · +3.7%
• By 2040: 28,268 · +11.8%
• By 2050: 30,536 · +20.7%
• By 2075: 36,867 · +45.7%
• By 2100: 40,662 · +60.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (53%)
• Race & ethnicity: Hispanic / Latino 53% White 42% Two or more races 24% Black 3%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 72% English-only · Spanish 27%

Political lean MEDSL · Hockley

• 2024 margin: Solid R (+66.3) · D 16.6% · R 82.8%
• 2008→2024 swing: -14.0pp toward R · 2008: -52.3pp · 2024: -66.3pp
• All cycles: 2024: R+66.3 2020: R+62.4 2016: R+62.3 2012: R+57.0 2008: R+52.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -169.34%
• Current HPI: 154.0713
• 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

12 events — show timeline

• 2026-06-05 Listed $82,000 LARMLS
• 2026-02-21 Rental Removed $700 APPFOLIO
• 2026-02-19 Listed for Rent $700 APPFOLIO
• 2026-02-18 Sold (Public Records) — Public Records
• 2025-02-02 Rental Removed $800 BUILDIUM
• 2025-01-16 Price Changed $800 BUILDIUM
• 2025-01-02 Listed for Rent $850 BUILDIUM
• 2024-12-25 Rental Removed $850 BUILDIUM
• 2024-12-05 Listed for Rent $850 BUILDIUM
• 2024-08-05 Sold (Public Records) — Public Records
• 2023-11-02 Sold (Public Records) — Public Records
• 2018-06-21 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $989 · +16.6% YoY. Source: county tax records.