4102 Ave R · Snyder, TX 79549

$60,000

2 bd · 2.0 ba · 1,052 sqft · SingleFamily public records · 194 Days on market

Built 1945 0.32 ac lot $57/sqft · 18% below area Est $73k · 18% under ↓ 15% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Small two bed 2 bath on . 32 ac outside city limits. Great investment property. Inside has had updates.

Key facts

• 0.32 acre lot
• 2 parking spots
• Built 1945

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (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: 108 active listings in the ZIP; 5 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 $415 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 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 1945 — 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: 2.11% ✓
• Cap rate: 18.44%
• Cash-on-cash: 43.37%
• DSCR: 2.93
• GRM: 3.9

CMA / ARV

• ARV (median comp): $73,226
• List price: $60,000
• Delta: -18.06%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 40.2%
• Equity multiple: 2.72×
• Total profit: $28,955
• Equity at exit: $8,946

10-year hold

• IRR: 46.5%
• Equity multiple: 5.47×
• Total profit: $75,036
• Equity at exit: $5,188

Cash invested: $16,800 (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 79549

• Active inventory: 108
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,268 high
• Mortgage (P&I): −$315
• Tax from tax record: −$55 /mo · $654/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $607

Break-even live

Break-even rent $499

Max offer price $60,000

Occupancy floor 47%

Sensitivity live

Price	-10% $641	-5% $624	+0% $607	+5% $590	+10% $573
Rent	-10% $507	-5% $557	+0% $607	+5% $657	+10% $707
Rate	-1.0pp $637	-0.5pp $622	base $607	+0.5pp $592	+1.0pp $576

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3710 Avenue V Snyder, TX	2.0	1.0	1239	$1,400	$1.13	44d	1	0.34mi
1021 37th St Snyder, TX	3.0	2.0	1300	$1,248	$0.96	44d	1	0.62mi
3702 Beaumont Ave Snyder, TX	2.0	1.0	800	$1,000	$1.25	44d	1	0.73mi
307 34th St Snyder, TX	3.0	1.0	1108	$1,200	$1.08	44d	1	1.26mi
2807 Avenue E Snyder, TX	2.0	2.0	1420	$1,300	$0.92	45d	1	1.27mi

Listing history 21 events

1. 2026-06-21
   days on market $60,000 Active 194 DOM
2. 2026-06-18
   days on market $60,000 Active 192 DOM
3. 2026-06-17
   days on market $60,000 Active 191 DOM
4. 2026-06-16
   days on market $60,000 Active 190 DOM
5. 2026-06-15
   days on market $60,000 Active 189 DOM
6. 2026-06-15
   days on market $60,000 Active 188 DOM
7. 2026-06-13
   days on market $60,000 Active 187 DOM
8. 2026-06-12
   days on market $60,000 Active 186 DOM
9. 2026-06-09
   days on market $60,000 Active 183 DOM
10. 2026-06-08
    days on market $60,000 Active 182 DOM
11. 2026-06-08
    days on market $60,000 Active 181 DOM
12. 2026-06-07
    days on market $60,000 Active 180 DOM
13. 2026-06-03
    days on market $60,000 Active 177 DOM
14. 2026-06-02
    pricedays on market $60,000 Active 176 DOM
15. 2026-06-01
    days on market $67,000 Active 175 DOM
16. 2026-05-31
    days on market $67,000 Active 174 DOM
17. 2026-02-05
    price $67,000 103-char remark

    Show marketing remark (103 chars)

    Small two bed 2 bath on . 32 ac outside city limits. Great investment property. Inside has had updates.

18. 2025-12-08
    listed $79,000 Active 103-char remark

    Show marketing remark (103 chars)

    Small two bed 2 bath on . 32 ac outside city limits. Great investment property. Inside has had updates.

19. 2024-12-02
    soldstatus
20. 2023-05-24
    soldstatus
21. 2007-06-11
    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: $654 · $55/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$444/yr (+$37/mo · 67.8%)

ⓘ 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 7/10 Severe 7 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $15,210
• − Mortgage interest: −$3,361
• − Property taxes: −$654
• − Insurance: −$300
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$1,745
• Taxable income: $6,716
• Est. tax owed @ 24.0%: −$1,612
• After-tax cash flow: $5,674/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

• 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

-15.2% since first listed

5 events — show timeline

• 2026-02-05 Price Changed $67,000 PBBOR
• 2025-12-08 Listed $79,000 PBBOR
• 2024-12-02 Sold (Public Records) — Public Records
• 2023-05-24 Sold (Public Records) — Public Records
• 2007-06-11 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $654 · +3.2% YoY. Source: county tax records.