1316 W 6th St · Littlefield, TX 79339

$45,000

2 bd · 1.0 ba · 932 sqft · SingleFamily public records · 116 Days on market

Built 1954 7,000 sqft lot ↓ 36% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the perfect blend of charm, convenience, and accessibility in this beautifully maintained 2-bedroom, 1-bath home in the heart of Littlefield, Texas. Ideally situated right behind the Catholic Church and just down the road from Littlefield High School, this home offers a prime location with easy access to schools and local amenities. Inside, you'll find spacious, light-filled rooms and an updated bathroom designed for both style and comfort. The home is fully wheelchair accessible, ensuring ease of mobility throughout. Step outside to a massive backyard—perfect for entertaining, gardening, or simply enjoying the West Texas breeze—complete with a large storage shed for all your tools and equipment. Whether you're a first-time homebuyer or looking for a solid investment, this move-in-ready

Key facts

• Massive backyard
• Prime location
• Large storage shed

Tags

• PRIME LOCATION
• WHEELCHAIR ACCESSIBLE
• MASSIVE BACKYARD
• LARGE STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($736 rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#658 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• Littlefield ISD (town): math 34% / reading 37% proficiency, ranked #527 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Littlefield Pri (301 students, 79% FRL); Littlefield J H (math 37% / reading 34%, grade F, #827 of 1,662 statewide, top 51%, 275 students, 74% FRL); Littlefield H S (math 37% / reading 47%, grade F, #730 of 1,632 statewide, top 47%, 364 students, 63% FRL).
• Market conditions: 45 active listings in the ZIP; 3 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.

Forward outlook

• In year one you build about $75 of equity ($311 loan paydown + $-236 appreciation (-0.5% local appreciation)).
• Lamb County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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 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: 1.63% ✓
• Cap rate: 13.85%
• Cash-on-cash: 27.00%
• DSCR: 2.20
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 2.24×
• Total profit: $15,648
• Equity at exit: $11,900

10-year hold

• IRR: 30.7%
• Equity multiple: 4.30×
• Total profit: $41,583
• Equity at exit: $13,404

Cash invested: $12,600 (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 79339

• Home prices YoY: -0.4%
• Active inventory: 45
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $736 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$43 /mo · $514/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$154
• Net cashflow: $284

Break-even live

Break-even rent $377

Max offer price $45,000

Occupancy floor 56%

Sensitivity live

Price	-10% $309	-5% $296	+0% $284	+5% $271	+10% $258
Rent	-10% $225	-5% $254	+0% $284	+5% $313	+10% $342
Rate	-1.0pp $306	-0.5pp $295	base $284	+0.5pp $272	+1.0pp $260

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 S Wicker Ave Unit OT-10 Littlefield, TX	2.0	1.0	740	$725	$0.98	45d	1	0.46mi
1100 S Wicker Ave Unit OT-16 Littlefield, TX	1.0	1.0	640	$625	$0.98	45d	1	0.46mi
517 W 5th St Littlefield, TX	3.0	1.0	912	$850	$0.93	45d	1	0.61mi

Listing history 7 events

1. 2026-05-17
   status Pending 844-char remark

   Show marketing remark (844 chars)

   Discover the perfect blend of charm, convenience, and accessibility in this beautifully maintained 2-bedroom, 1-bath home in the heart of Littlefield, Texas. Ideally situated right behind the Catholic Church and just down the road from Littlefield High School, this home offers a prime location with easy access to schools and local amenities. Inside, you'll find spacious, light-filled rooms and an updated bathroom designed for both style and comfort. The home is fully wheelchair accessible, ensuring ease of mobility throughout. Step outside to a massive backyard—perfect for entertaining, gardening, or simply enjoying the West Texas breeze—complete with a large storage shed for all your tools and equipment. Whether you're a first-time homebuyer or looking for a solid investment, this move-in-ready

2. 2026-01-21
   listed $45,000 Active 844-char remark

   Show marketing remark (844 chars)

   Discover the perfect blend of charm, convenience, and accessibility in this beautifully maintained 2-bedroom, 1-bath home in the heart of Littlefield, Texas. Ideally situated right behind the Catholic Church and just down the road from Littlefield High School, this home offers a prime location with easy access to schools and local amenities. Inside, you'll find spacious, light-filled rooms and an updated bathroom designed for both style and comfort. The home is fully wheelchair accessible, ensuring ease of mobility throughout. Step outside to a massive backyard—perfect for entertaining, gardening, or simply enjoying the West Texas breeze—complete with a large storage shed for all your tools and equipment. Whether you're a first-time homebuyer or looking for a solid investment, this move-in-ready

3. 2025-11-04
   price $45,000
4. 2025-09-05
   price $55,000
5. 2025-05-31
   price $65,000
6. 2025-04-24
   price $70,000
7. 1995-11-21
   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: $514 · $43/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$309/yr (+$26/mo · 60.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥98°F today · 18 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: $8,827
• − Mortgage interest: −$2,521
• − Property taxes: −$514
• − Insurance: −$225
• − Repairs & maintenance: −$706
• − Management: −$706
• − Depreciation: −$1,309
• Taxable income: $2,846
• Est. tax owed @ 24.0%: −$683
• After-tax cash flow: $2,719/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: Littlefield ISD
• NCES district ID: 4827750
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,900
• Composite: 29.51/100
• National rank: #6503
• State rank: #527 of 826 in TX

Livability — Littlefield

• Score: 65/100
• State rank: #658
• US rank: #12392

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Littlefield, TX
• Population (ZIP): 6,707

Population outlook (Lamb County) Hauer SSP2

• Today (2025): 12,357 people
• By 2030: 11,878 · -3.9%
• By 2040: 10,950 · -11.4%
• By 2050: 9,929 · -19.6%
• By 2075: 7,355 · -40.5%
• By 2100: 4,603 · -62.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 53% White 41% Two or more races 17% Black 4%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Italian 1% Slovak 1% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 65% English-only · Spanish 35%

Political lean MEDSL · Lamb

• 2024 margin: Solid R (+64.3) · D 17.6% · R 81.9%
• 2008→2024 swing: -15.9pp toward R · 2008: -48.4pp · 2024: -64.3pp
• All cycles: 2024: R+64.3 2020: R+60.8 2016: R+58.1 2012: R+50.3 2008: R+48.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.52%
• Current HPI: 140.3662
• 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

-35.7% since first listed

7 events — show timeline

• 2026-05-17 Pending — LARMLS
• 2026-01-21 Listed $45,000 LARMLS
• 2025-11-04 Price Changed $45,000 LARMLS
• 2025-09-05 Price Changed $55,000 LARMLS
• 2025-05-31 Price Changed $65,000 LARMLS
• 2025-04-24 Price Changed $70,000 LARMLS
• 1995-11-21 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $514 · +6.9% YoY. Source: county tax records.