115 Duggan Ave · Anton, TX 79313

$69,000

3 bd · 2.0 ba · 1,382 sqft · SingleFamily public records · 43 Days on market

0.33 ac lot

---

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
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Located in the quiet small town of Anton, perfectly situated between Littlefield and Shallowater, this charming 3 -bedroom, 1-bath home offers 1,382 square feet of comfortable, single-level living. Sitting on a spacious 0.33-acre lot, the property features plenty of room to enjoy outdoor living and wide-open space. With no HOA and a peaceful setting, it's a great opportunity for both homeowners and investors alike.

Key facts

• Spacious lot
• Peaceful setting
• No hoa

Tags

• SPACIOUS LOT
• OUTDOOR LIVING
• NO HOA
• PEACEFUL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#877 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.
• Anton ISD (rural): math 6% / reading 20% proficiency, ranked #1,121 of 1,141 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP; 7 units permitted in Hockley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($477 loan paydown + $4k appreciation (6.1% local appreciation)).
• Hockley County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask is 7400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.78% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.19%
• DSCR: 1.99
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.3%
• Equity multiple: 3.24×
• Total profit: $43,182
• Equity at exit: $43,804

10-year hold

• IRR: 31.8%
• Equity multiple: 6.66×
• Total profit: $109,301
• Equity at exit: $79,809

Cash invested: $19,320 (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 79313

• Home prices YoY: 5.3%
• Active inventory: 12
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$224 /mo · $2,694/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $357

Break-even live

Break-even rent $779

Max offer price $69,000

Occupancy floor 66%

Sensitivity live

Price	-10% $396	-5% $377	+0% $357	+5% $338	+10% $318
Rent	-10% $260	-5% $309	+0% $357	+5% $406	+10% $455
Rate	-1.0pp $392	-0.5pp $375	base $357	+0.5pp $339	+1.0pp $321

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-05
   days on market $69,000 Active 43 DOM
2. 2026-06-03
   days on market $69,000 Active 41 DOM
3. 2026-06-02
   days on market $69,000 Active 40 DOM
4. 2026-06-01
   days on market $69,000 Active 39 DOM
5. 2026-05-31
   days on market $69,000 Active 38 DOM
6. 2026-04-07
   listed $69,000 Active 418-char remark
7. 2025-11-29
   historical $1,400
8. 2025-10-30
   price $1,400
9. 2025-09-29
   listed $920
10. 2025-06-20
    price $65,000
11. 2025-03-13
    price $79,000
12. 2024-09-10
    price $83,000
13. 2023-12-28
    price $85,000
14. 2023-12-10
    price $79,000
15. 2023-12-09
    price $77,000
16. 2023-12-09
    price $75,000
17. 2023-10-02
    status Active
18. 2023-09-11
    historical
19. 2023-09-04
    status Active
20. 2023-08-08
    historical
21. 2023-08-04
    status Active
22. 2023-07-29
    historical
23. 2023-05-25
    listed $85,000 Active
24. 2023-03-02
    price $85,000
25. 2023-02-13
    price $95,000
26. 2023-01-27
    price $105,000
27. 2023-01-09
    price $120,000
28. 2022-02-14
    soldstatus
29. 2022-02-11
    soldstatus
30. 2021-09-17
    listed $26,000
31. 2000-01-06
    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: $2,694 · $224/mo
• Projected year-2 tax: $2,694 · $224/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 19 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: $14,770
• − Mortgage interest: −$3,865
• − Property taxes: −$2,694
• − Insurance: −$345
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$2,007
• Taxable income: $3,495
• Est. tax owed @ 24.0%: −$839
• After-tax cash flow: $3,448/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: Anton ISD
• NCES district ID: 4808460
• Math proficiency: 6% ▼ -14.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $39,118
• Composite: 14.57/100
• National rank: #14409
• State rank: #1121 of 1141 in TX

Livability — Anton

• Score: 63/100
• State rank: #877
• US rank: #15794

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: Anton, TX
• City population: 1,537
• Population (ZIP): 1,537

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 52% White 36% Two or more races 28% Black 7%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 72% English-only · Spanish 27% Vietnamese 1%

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: ▲ 6.10%
• Current HPI: 120.0991
• 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

-94.6% since first listed

25 events — show timeline

• 2025-11-29 Rental Removed $1,400 TURBOTENANT
• 2025-10-30 Price Changed $1,400 TURBOTENANT
• 2025-09-29 Listed for Rent $920 TURBOTENANT
• 2025-06-20 Price Changed $65,000 LARMLS
• 2025-03-13 Price Changed $79,000 LARMLS
• 2024-09-10 Price Changed $83,000 LARMLS
• 2023-12-28 Price Changed $85,000 LARMLS
• 2023-12-10 Price Changed $79,000 LARMLS
• 2023-12-09 Price Changed $77,000 LARMLS
• 2023-12-09 Price Changed $75,000 LARMLS
• 2023-10-02 Relisted — LARMLS
• 2023-09-11 Delisted — LARMLS
• 2023-09-04 Relisted — LARMLS
• 2023-08-08 Delisted — LARMLS
• 2023-08-04 Relisted — LARMLS
• 2023-07-29 Delisted — LARMLS
• 2023-05-25 Listed $85,000 LARMLS
• 2023-03-02 Price Changed $85,000 LARMLS
• 2023-02-13 Price Changed $95,000 LARMLS
• 2023-01-27 Price Changed $105,000 LARMLS
• 2023-01-09 Price Changed $120,000 LARMLS
• 2022-02-14 Sold (Public Records) — Public Records
• 2022-02-11 Sold (MLS) — LARMLS
• 2021-09-17 Listed $26,000 LARMLS
• 2000-01-06 Sold (Public Records) — Public Records

Property tax history

+22.1%/yr

Latest (2025): $2,694 · +45.4% YoY. Source: county tax records.