305 Oak St · Idalou, TX 79329

$56,000

2 bd · 1.0 ba · 700 sqft · SingleFamily public records · 159 Days on market

Built 1935 0.32 ac lot ↓ 29% since listing

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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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-bedroom, 1-bath home on large 14,000 sq ft lot, with large detached garage/workshop on dedicated commercial electric meter. Carports, storage sheds, finished storm cellar. Selling as-is.

Key facts

• Two carports
• Ample room for rvs
• Detached workshop

Tags

• DETACHED WORKSHOP
• COMMERCIAL ELECTRIC METER
• TWO CARPORTS
• TWO STORAGE SHEDS
• CONCRETE STORM CELLAR
• AMPLE ROOM FOR RVS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($782 rent vs $56k).
• Recommended offer: $49k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#183 in TX, #4,739 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Idalou ISD (rural): math 62% / reading 54% proficiency, ranked #74 of 826 in TX (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Idalou El (math 62% / reading 57%, grade B-, #409 of 4,322 statewide, top 10%, 410 students, 41% FRL); Idalou Middle (math 59% / reading 46%, grade C+, #293 of 1,662 statewide, top 18%, 300 students, 32% FRL); Idalou H S (math 77% / reading 77%, grade A-, #60 of 1,632 statewide, top 4%, 278 students, 25% FRL).
• Market conditions: 42 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $387 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lubbock County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• 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 $49,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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 1935 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.40% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.98%
• DSCR: 1.53
• GRM: 6.0

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $950
• Equity at exit: $8,350

10-year hold

• IRR: 11.3%
• Equity multiple: 1.89×
• Total profit: $13,896
• Equity at exit: $4,842

Cash invested: $15,680 (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 79329

• Home prices YoY: -3.7%
• Active inventory: 42
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $782 medium
• Mortgage (P&I): −$294
• Tax from tax record: −$144 /mo · $1,730/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $156

Break-even live

Break-even rent $584

Max offer price $56,000

Occupancy floor 75%

Sensitivity live

Price	-10% $188	-5% $172	+0% $156	+5% $141	+10% $125
Rent	-10% $95	-5% $126	+0% $156	+5% $187	+10% $218
Rate	-1.0pp $185	-0.5pp $171	base $156	+0.5pp $142	+1.0pp $127

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 W 2nd St Idalou, TX	1.0	1.0	670	$775	$1.16	15d	1	0.34mi
500 W 4th St Unit 2 Idalou, TX	1.0	1.0	417	$650	$1.56	22d	1	0.48mi
500 W 4th St Idalou, TX	1.0–2.0	1.0	658	$925	$1.41	15d	3	0.49mi
500 W 4th St Idalou, TX	1.0	1.0	558	$725	$1.30	22d	1	0.49mi

Listing history 15 events

1. 2026-06-21
   days on market $56,000 Active 159 DOM
2. 2026-06-18
   days on market $56,000 Active 156 DOM
3. 2026-06-17
   days on market $56,000 Active 155 DOM
4. 2026-06-16
   days on market $56,000 Active 154 DOM
5. 2026-06-15
   days on market $56,000 Active 153 DOM
6. 2026-06-14
   days on market $56,000 Active 151 DOM
7. 2026-06-10
   days on market $56,000 Active 148 DOM
8. 2026-06-09
   days on market $56,000 Active 147 DOM
9. 2026-06-08
   days on market $56,000 Active 146 DOM
10. 2026-06-07
    statusdays on market $56,000 Active 145 DOM
11. 2026-05-30
    status $56,000 Pending 142 DOM
12. 2026-05-09
    price $56,000 188-char remark

    Show marketing remark (188 chars)

    2-bedroom, 1-bath home on large 14,000 sq ft lot, with large detached garage/workshop on dedicated commercial electric meter. Carports, storage sheds, finished storm cellar. Selling as-is.

13. 2026-04-27
    price $59,000 188-char remark

    Show marketing remark (188 chars)

    2-bedroom, 1-bath home on large 14,000 sq ft lot, with large detached garage/workshop on dedicated commercial electric meter. Carports, storage sheds, finished storm cellar. Selling as-is.

14. 2026-03-21
    price $69,000 188-char remark

    Show marketing remark (188 chars)

    2-bedroom, 1-bath home on large 14,000 sq ft lot, with large detached garage/workshop on dedicated commercial electric meter. Carports, storage sheds, finished storm cellar. Selling as-is.

15. 2025-12-31
    listed $79,000 Active 188-char remark

    Show marketing remark (188 chars)

    2-bedroom, 1-bath home on large 14,000 sq ft lot, with large detached garage/workshop on dedicated commercial electric meter. Carports, storage sheds, finished storm cellar. Selling as-is.

ⓘ 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: $1,730 · $144/mo
• Projected year-2 tax: $1,730 · $144/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 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,382
• − Mortgage interest: −$3,137
• − Property taxes: −$1,730
• − Insurance: −$280
• − Repairs & maintenance: −$751
• − Management: −$751
• − Depreciation: −$1,629
• Taxable income: $1,105
• Est. tax owed @ 24.0%: −$265
• After-tax cash flow: $1,613/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: Idalou ISD
• NCES district ID: 4824120
• Math proficiency: 62% ▼ -4.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $60,003
• Composite: 50.42/100
• National rank: #1870
• State rank: #74 of 826 in TX

Livability — Idalou

• Score: 74/100
• State rank: #183
• US rank: #4739

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Idalou, TX
• Population (ZIP): 3,549

Population outlook (Lubbock County) Hauer SSP2

• Today (2025): 345,960 people
• By 2030: 371,449 · +7.4%
• By 2040: 424,539 · +22.7%
• By 2050: 481,150 · +39.1%
• By 2075: 633,467 · +83.1%
• By 2100: 746,853 · +115.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (54%)
• Race & ethnicity: White 54% Hispanic / Latino 43% Two or more races 19%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 74% English-only · Spanish 24% German/W. Germanic 1%

Political lean MEDSL · Lubbock

• 2024 margin: Solid R (+39.5) · D 29.7% · R 69.2% · Other 1.0%
• 2008→2024 swing: -2.8pp toward R · 2008: -36.7pp · 2024: -39.5pp
• All cycles: 2024: R+39.5 2020: R+32.2 2016: R+38.4 2012: R+40.9 2008: R+36.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.80%
• Current HPI: 304.0784
• 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

-29.1% since first listed

4 events — show timeline

• 2026-05-09 Price Changed $56,000 LARMLS
• 2026-04-27 Price Changed $59,000 LARMLS
• 2026-03-21 Price Changed $69,000 LARMLS
• 2025-12-31 Listed $79,000 LARMLS

Property tax history

+9.9%/yr

Latest (2025): $1,730 · +5.1% YoY. Source: county tax records.