521 N 5th St · Crowell, TX 79227

$39,000

3 bd · 1.0 ba · 1,636 sqft · SingleFamily · 155 Days on market

Built 1800 0.32 ac lot Est $39k · at est.

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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 +7.8/15.0
• Appreciation +5.4/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover your next home in the charming town of Crowell! This 3-bedroom, 1-bath property offers a spacious layout with hardwood floors, a cozy fireplace, and an eat-in kitchen. Just one block from the school, it sits on a large corner lot with plenty of yard space to enjoy outdoor activities or gardening. Move-in ready and full of potential, this home is perfect for anyone looking to enjoy the quiet pace of small-town living while adding their own personal touches.

Key facts

• Large corner lot
• Eat-in kitchen
• Cozy fireplace

Tags

• HARDWOOD FLOORS
• COZY FIREPLACE
• EAT-IN KITCHEN
• LARGE CORNER LOT
• YARD SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#511 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Crowell ISD (rural): math 40% / reading 30% proficiency, ranked #917 of 1,141 in TX (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP.

Forward outlook

• In year one you build about $563 of equity ($270 loan paydown + $293 appreciation (0.8% local appreciation)).
• Foard County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 1800 — 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. 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: 3.02% ✓
• Cap rate: 26.64%
• Cash-on-cash: 72.66%
• DSCR: 4.23
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $39,264
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 N 5th St	0.00mi	3/1.0	1,636 (0%)	3mo	$39,000	$24	98

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 75.4%
• Equity multiple: 4.88×
• Total profit: $42,385
• Equity at exit: $12,811

10-year hold

• IRR: 76.5%
• Equity multiple: 9.97×
• Total profit: $97,953
• Equity at exit: $16,643

Cash invested: $10,920 (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 79227

• Home prices YoY: 1.2%
• Active inventory: 8
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $661

Break-even live

Break-even rent $341

Max offer price $39,000

Occupancy floor 39%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-03-18
   soldstatus Closed 469-char remark

   Show marketing remark (469 chars)

   Discover your next home in the charming town of Crowell! This 3-bedroom, 1-bath property offers a spacious layout with hardwood floors, a cozy fireplace, and an eat-in kitchen. Just one block from the school, it sits on a large corner lot with plenty of yard space to enjoy outdoor activities or gardening. Move-in ready and full of potential, this home is perfect for anyone looking to enjoy the quiet pace of small-town living while adding their own personal touches.

2. 2026-03-06
   historical 469-char remark

   Show marketing remark (469 chars)

   Discover your next home in the charming town of Crowell! This 3-bedroom, 1-bath property offers a spacious layout with hardwood floors, a cozy fireplace, and an eat-in kitchen. Just one block from the school, it sits on a large corner lot with plenty of yard space to enjoy outdoor activities or gardening. Move-in ready and full of potential, this home is perfect for anyone looking to enjoy the quiet pace of small-town living while adding their own personal touches.

3. 2026-03-06
   status Pending

   Show marketing remark (469 chars)

   Discover your next home in the charming town of Crowell! This 3-bedroom, 1-bath property offers a spacious layout with hardwood floors, a cozy fireplace, and an eat-in kitchen. Just one block from the school, it sits on a large corner lot with plenty of yard space to enjoy outdoor activities or gardening. Move-in ready and full of potential, this home is perfect for anyone looking to enjoy the quiet pace of small-town living while adding their own personal touches.

4. 2025-10-01
   listed $39,000 Active 469-char remark

   Show marketing remark (469 chars)

   Discover your next home in the charming town of Crowell! This 3-bedroom, 1-bath property offers a spacious layout with hardwood floors, a cozy fireplace, and an eat-in kitchen. Just one block from the school, it sits on a large corner lot with plenty of yard space to enjoy outdoor activities or gardening. Move-in ready and full of potential, this home is perfect for anyone looking to enjoy the quiet pace of small-town living while adding their own personal touches.

5. 2025-10-01
   listed $39,000 Active

   Show marketing remark (469 chars)

   Discover your next home in the charming town of Crowell! This 3-bedroom, 1-bath property offers a spacious layout with hardwood floors, a cozy fireplace, and an eat-in kitchen. Just one block from the school, it sits on a large corner lot with plenty of yard space to enjoy outdoor activities or gardening. Move-in ready and full of potential, this home is perfect for anyone looking to enjoy the quiet pace of small-town living while adding their own personal touches.

6. 2025-09-10
   soldstatus Closed 437-char remark

   Show marketing remark (437 chars)

   Charming 3-bedroom,1-bath frame home on a corner lot in Crowell,TX.This older home features hardwood floors,a large living room with a cozy fireplace,and an eat-in kitchen.Ready to move in and enjoy as-is,with room to update and personalize over time.Perfect for anyone looking for a peaceful small-town lifestyle with character and potential.Equal housing opportunity applies—come see the value and possibilities this home offers!

7. 2025-09-10
   soldstatus Closed

   Show marketing remark (437 chars)

   Charming 3-bedroom,1-bath frame home on a corner lot in Crowell,TX.This older home features hardwood floors,a large living room with a cozy fireplace,and an eat-in kitchen.Ready to move in and enjoy as-is,with room to update and personalize over time.Perfect for anyone looking for a peaceful small-town lifestyle with character and potential.Equal housing opportunity applies—come see the value and possibilities this home offers!

8. 2025-08-24
   historical Active Contingent 437-char remark

   Show marketing remark (437 chars)

   Charming 3-bedroom,1-bath frame home on a corner lot in Crowell,TX.This older home features hardwood floors,a large living room with a cozy fireplace,and an eat-in kitchen.Ready to move in and enjoy as-is,with room to update and personalize over time.Perfect for anyone looking for a peaceful small-town lifestyle with character and potential.Equal housing opportunity applies—come see the value and possibilities this home offers!

9. 2025-08-24
   historical Active Under Contract

   Show marketing remark (437 chars)

   Charming 3-bedroom,1-bath frame home on a corner lot in Crowell,TX.This older home features hardwood floors,a large living room with a cozy fireplace,and an eat-in kitchen.Ready to move in and enjoy as-is,with room to update and personalize over time.Perfect for anyone looking for a peaceful small-town lifestyle with character and potential.Equal housing opportunity applies—come see the value and possibilities this home offers!

10. 2025-07-11
    listed $39,000 Active 437-char remark

    Show marketing remark (437 chars)

    Charming 3-bedroom,1-bath frame home on a corner lot in Crowell,TX.This older home features hardwood floors,a large living room with a cozy fireplace,and an eat-in kitchen.Ready to move in and enjoy as-is,with room to update and personalize over time.Perfect for anyone looking for a peaceful small-town lifestyle with character and potential.Equal housing opportunity applies—come see the value and possibilities this home offers!

11. 2025-07-11
    listed $39,000 Active

    Show marketing remark (437 chars)

    Charming 3-bedroom,1-bath frame home on a corner lot in Crowell,TX.This older home features hardwood floors,a large living room with a cozy fireplace,and an eat-in kitchen.Ready to move in and enjoy as-is,with room to update and personalize over time.Perfect for anyone looking for a peaceful small-town lifestyle with character and potential.Equal housing opportunity applies—come see the value and possibilities this home offers!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $14,137
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$1,135
• Taxable income: $7,776
• Est. tax owed @ 24.0%: −$1,866
• After-tax cash flow: $6,068/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: Crowell ISD
• NCES district ID: 4815870
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $37,747
• Composite: 31.83/100
• National rank: #11074
• State rank: #917 of 1141 in TX

Livability — Crowell

• Score: 67/100
• State rank: #511
• US rank: #10114

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: Crowell, TX
• Population (ZIP): 1,155

Population outlook (Foard County) Hauer SSP2

• Today (2025): 1,129 people
• By 2030: 1,083 · -4.1%
• By 2040: 1,008 · -10.7%
• By 2050: 965 · -14.5%
• By 2075: 1,012 · -10.4%
• By 2100: 1,089 · -3.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Two or more races 22% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 4% Serbian 1% Hungarian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Foard

• 2024 margin: Solid R (+65.3) · D 16.9% · R 82.2%
• 2008→2024 swing: -41.3pp toward R · 2008: -24.0pp · 2024: -65.3pp
• All cycles: 2024: R+65.3 2020: R+62.8 2016: R+52.8 2012: R+41.8 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.75%
• Current HPI: 62.2371
• 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

+0.0% since first listed

11 events — show timeline

• 2026-03-18 Sold (MLS) — WFAOR
• 2026-03-06 Delisted — WFAOR
• 2026-03-06 Pending — NTREIS
• 2025-10-01 Listed $39,000 WFAOR
• 2025-10-01 Listed $39,000 NTREIS
• 2025-09-10 Sold (MLS) — WFAOR
• 2025-09-10 Sold (MLS) — NTREIS
• 2025-08-24 Contingent — NTREIS
• 2025-08-24 Contingent — WFAOR
• 2025-07-11 Listed $39,000 WFAOR
• 2025-07-11 Listed $39,000 NTREIS