1024 NW 9th St · Tulia, TX 79088

$110,000

3 bd · 1.0 ba · 1,520 sqft · SingleFamily public records · 29 Days on market

Built 1962 9,550 sqft lot $72/sqft · 47% below area Est $206k · 47% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• Appreciation +5.6/10.0
• 1% rule +3.8/10.0
• DSCR +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Cute 3 bedroom and 1 bath home with central heat and air. It has a formal living area, large den and a separate utility room. The backyard has 2 storage buildings, covered patio and cellar.

Key facts

• Two storage sheds
• 9,550 sq ft lot
• Garage

Tags

• TWO SPACIOUS LIVING AREAS
• DEDICATED LAUNDRY ROOM
• LARGE FULLY FENCED BACKYARD
• TWO STORAGE SHEDS

Property features AI

Finance

• Other: Property type: Residential single-family; Lot size approximately 0.22 acres; Zoning: 8000 series
• Financial info: Financial details not provided
• HOA & community: HOA details not provided

Exterior

• Parking: Attached garage; Garage faces front; Carport; 1 garage space
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story; South-facing
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built year not provided
• Exterior features: Deck; Wood fencing; Outdoor storage structure

Interior

• Kitchen: Range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Bedrooms info not provided
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Ceiling fans; No fireplace listed
• Laundry & utility: Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-21 ($-246/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (12.5% below list).
• Recommended offer: $96k (12.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#1,297 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D-, amenities F, commute F.
• Tulia ISD (town): math 22% / reading 21% proficiency, ranked #768 of 826 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tulia El (math 17% / reading 17%, grade F, #3,836 of 4,322 statewide, top 91%, 408 students, 82% FRL); Tulia J H (math 28% / reading 22%, grade F, #1,258 of 1,662 statewide, top 77%, 206 students, 82% FRL); Tulia H S (math 22% / reading 32%, grade F, #1,204 of 1,632 statewide, top 75%, 282 students, 80% FRL).
• Market conditions: 47 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($761 loan paydown + $1k appreciation (1.3% local appreciation)).
• Swisher County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago 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

• Climate carrying-cost: severe 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 $96,291 (12.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 9.5

CMA / ARV

• ARV (median comp): $206,099
• List price: $110,000
• Delta: -46.63%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

1.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.07×
• Total profit: $2,161
• Equity at exit: $39,025

10-year hold

• IRR: 5.9%
• Equity multiple: 1.74×
• Total profit: $22,689
• Equity at exit: $53,019

Cash invested: $30,800 (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 79088

• Home prices YoY: 0.8%
• Active inventory: 47
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $963 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$159 /mo · $1,903/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $-21

Break-even live

Break-even rent $989

Max offer price $106,373

Occupancy floor 97%

Sensitivity live

Price	-10% $42	-5% $11	+0% $-21	+5% $-52	+10% $-83
Rent	-10% $-97	-5% $-59	+0% $-21	+5% $18	+10% $56
Rate	-1.0pp $35	-0.5pp $7	base $-21	+0.5pp $-49	+1.0pp $-78

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-04
   status $110,000 Pending 29 DOM
2. 2026-06-03
   days on market $110,000 Active Under Contract 29 DOM
3. 2026-06-02
   days on market $110,000 Active Under Contract 28 DOM
4. 2026-06-01
   days on market $110,000 Active Under Contract 27 DOM
5. 2026-05-31
   days on market $110,000 Active Under Contract 26 DOM
6. 2026-05-05
   listed $110,000 Active 753-char remark
7. 2020-11-03
   soldstatus
8. 2020-10-26
   soldstatus 189-char remark

   Show marketing remark (189 chars)

   Cute 3 bedroom and 1 bath home with central heat and air. It has a formal living area, large den and a separate utility room. The backyard has 2 storage buildings, covered patio and cellar.

9. 2019-11-18
   listed $50,000 189-char remark

   Show marketing remark (189 chars)

   Cute 3 bedroom and 1 bath home with central heat and air. It has a formal living area, large den and a separate utility room. The backyard has 2 storage buildings, covered patio and cellar.

10. 2006-08-17
    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: $1,903 · $159/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$110/yr (+$9/mo · 5.8%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 6 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,555
• − Mortgage interest: −$6,162
• − Property taxes: −$1,903
• − Insurance: −$550
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$3,200
• Taxable loss: −$2,108
• Est. tax savings @ 24.0%: +$506
• After-tax cash flow: $260/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: Tulia ISD
• NCES district ID: 4843320
• Math proficiency: 22% ▼ -9.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $36,346
• Composite: 17.86/100
• National rank: #9004
• State rank: #768 of 826 in TX

Livability — Tulia

• Score: 56/100
• State rank: #1297
• US rank: #22536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tulia, TX
• Population (ZIP): 5,315

Population outlook (Swisher County) Hauer SSP2

• Today (2025): 7,108 people
• By 2030: 6,928 · -2.5%
• By 2040: 6,468 · -9.0%
• By 2050: 6,017 · -15.3%
• By 2075: 4,875 · -31.4%
• By 2100: 3,447 · -51.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 45% White 39% Two or more races 16% Black 10%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Romanian 1% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 71% English-only · Spanish 29%

Political lean MEDSL · Swisher

• 2024 margin: Solid R (+63.5) · D 17.8% · R 81.2%
• 2008→2024 swing: -29.1pp toward R · 2008: -34.3pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+58.0 2016: R+55.2 2012: R+47.5 2008: R+34.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.26%
• Current HPI: 158.3302
• 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

+120.0% since first listed

7 events — show timeline

• 2026-06-03 Pending — AARMLS
• 2026-05-20 Contingent — AARMLS
• 2026-05-05 Listed $110,000 AARMLS
• 2020-11-03 Sold (Public Records) — Public Records
• 2020-10-26 Sold (MLS) — PARMLS
• 2019-11-18 Listed $50,000 PARMLS
• 2006-08-17 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,903 · +7.6% YoY. Source: county tax records.