1705 W 16th St · Plainview, TX 79072

$75,000

3 bd · 1.5 ba · 1,476 sqft · SingleFamily public records · 130 Days on market

Built 1965 5,489 sqft lot $51/sqft · at area comps Est $75k · at est.

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Why this score? — see what drove the C+ 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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 3-bedroom, 1.5-bath home featuring central heat and air and a carport. Spacious living and dining areas offer flexible use, with an additional dining space off the kitchen. New carpet in the living room, dining room, and bedrooms, plus new vinyl plank flooring in the kitchen. Convenient Plainview location

Key facts

• New carpet
• Central heat and air
• Carport

Tags

• CENTRAL HEAT AND AIR
• CARPORT
• SPACIOUS LIVING AND DINING
• ADDITIONAL DINING SPACE
• NEW CARPET
• NEW VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#393 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, employment D.
• Plainview ISD (town): math 41% / reading 37% proficiency, ranked #445 of 826 in TX (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Highland El (math 27% / reading 27%); Coronado Middle (math 37% / reading 35%); Plainview H S (math 64% / reading 50%, grade C, #333 of 1,632 statewide, top 22%, 1,442 students, 78% FRL).
• Market conditions: 151 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; 13 units permitted in Hale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hale County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $14k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.39% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.34%
• DSCR: 1.55
• GRM: 6.0

CMA / ARV

• ARV (median comp): $74,984
• List price: $75,000
• Delta: 0.02%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2014 Kokomo St	0.53mi	2/1.0 (-1)	1,434 (-3%)	3mo	$65,999	$46	61
2018 Kokomo St	0.55mi	3/1.0	1,286 (-13%)	2mo	$85,999	$67	50

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

Projected returns pro-forma

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

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $1,677
• Equity at exit: $11,183

10-year hold

• IRR: 11.7%
• Equity multiple: 1.93×
• Total profit: $19,470
• Equity at exit: $6,485

Cash invested: $21,000 (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 79072

• Active inventory: 151
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,046 high
• Mortgage (P&I): −$393
• Tax from tax record: −$186 /mo · $2,231/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $216

Break-even live

Break-even rent $773

Max offer price $75,000

Occupancy floor 74%

Sensitivity live

Price	-10% $258	-5% $237	+0% $216	+5% $195	+10% $174
Rent	-10% $133	-5% $175	+0% $216	+5% $257	+10% $299
Rate	-1.0pp $254	-0.5pp $235	base $216	+0.5pp $197	+1.0pp $177

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2302 W 16th St Plainview, TX	2.0	1.0	896	$895	$1.00	45d	1	0.41mi
1500 Yonkers St Plainview, TX	1.0–3.0	1.0–2.0	827	$1,110	$1.34	45d	12	0.57mi
1706 Yonkers St Plainview, TX	2.0	1.5	1280	$1,050	$0.82	45d	1	0.59mi
1321 Navajo Trl Plainview, TX	3.0	2.0	1200	$925	$0.77	45d	1	0.84mi
1401 W 33rd St Plainview, TX	3.0–4.0	2.0	1315	$1,013	$0.77	45d	3	1.10mi

Listing history 23 events

1. 2026-06-21
   days on market $75,000 Active 130 DOM
2. 2026-06-19
   days on market $75,000 Active 128 DOM
3. 2026-06-18
   days on market $75,000 Active 127 DOM
4. 2026-06-17
   price $75,000 Active 126 DOM
5. 2026-06-17
   days on market $83,000 Active 126 DOM
6. 2026-06-16
   days on market $83,000 Active 125 DOM
7. 2026-06-15
   days on market $83,000 Active 124 DOM
8. 2026-06-14
   days on market $83,000 Active 122 DOM
9. 2026-06-12
   days on market $83,000 Active 121 DOM
10. 2026-06-09
    days on market $83,000 Active 118 DOM
11. 2026-06-08
    days on market $83,000 Active 117 DOM
12. 2026-06-07
    days on market $83,000 Active 116 DOM
13. 2026-06-07
    days on market $83,000 Active 115 DOM
14. 2026-06-03
    days on market $83,000 Active 112 DOM
15. 2026-06-02
    days on market $83,000 Active 111 DOM
16. 2026-06-01
    days on market $83,000 Active 110 DOM
17. 2026-05-31
    days on market $83,000 Active 109 DOM
18. 2026-05-30
    days on market $83,000 Active 108 DOM
19. 2026-03-11
    price $83,000 314-char remark

    Show marketing remark (314 chars)

    Updated 3-bedroom, 1.5-bath home featuring central heat and air and a carport. Spacious living and dining areas offer flexible use, with an additional dining space off the kitchen. New carpet in the living room, dining room, and bedrooms, plus new vinyl plank flooring in the kitchen. Convenient Plainview location

20. 2026-02-11
    listed $89,000 Active 314-char remark

    Show marketing remark (314 chars)

    Updated 3-bedroom, 1.5-bath home featuring central heat and air and a carport. Spacious living and dining areas offer flexible use, with an additional dining space off the kitchen. New carpet in the living room, dining room, and bedrooms, plus new vinyl plank flooring in the kitchen. Convenient Plainview location

21. 2022-03-22
    soldstatus 269-char remark

    Show marketing remark (269 chars)

    Nice 3 bedroom, 1 1/2 bath, 1 carport home with central heat and air. This home has a large living room, large dining room, kitchen includes an adjacent dining area. The 3 bedrooms, dining room, and living room have new carpet. The kitchen has new vinyl plank flooring.

22. 2022-03-22
    soldstatus

    Show marketing remark (269 chars)

    Nice 3 bedroom, 1 1/2 bath, 1 carport home with central heat and air. This home has a large living room, large dining room, kitchen includes an adjacent dining area. The 3 bedrooms, dining room, and living room have new carpet. The kitchen has new vinyl plank flooring.

23. 2021-05-26
    listed $79,900 269-char remark

    Show marketing remark (269 chars)

    Nice 3 bedroom, 1 1/2 bath, 1 carport home with central heat and air. This home has a large living room, large dining room, kitchen includes an adjacent dining area. The 3 bedrooms, dining room, and living room have new carpet. The kitchen has new vinyl plank flooring.

ⓘ 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: $2,231 · $186/mo
• Projected year-2 tax: $2,231 · $186/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 2/10 Low
• 🌡 Heat 5/10 Major

Taxation est. · year 1

• Rental income: $12,555
• − Mortgage interest: −$4,201
• − Property taxes: −$2,231
• − Insurance: −$375
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$2,182
• Taxable income: $1,557
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $2,219/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: Plainview ISD
• NCES district ID: 4835070
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $41,146
• Composite: 32.85/100
• National rank: #5615
• State rank: #445 of 826 in TX

Livability — Plainview

• Score: 69/100
• State rank: #393
• US rank: #8233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plainview, TX
• County: Hale County · 25,389 people
• City population: 25,389
• Metro: Plainview, TX
• Population (ZIP): 25,389
• Household income: $47,255
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 1015.0

Population outlook (Hale County) Hauer SSP2

• Today (2025): 30,851 people
• By 2030: 29,158 · -5.5%
• By 2040: 25,681 · -16.8%
• By 2050: 22,420 · -27.3%
• By 2075: 15,857 · -48.6%
• By 2100: 10,500 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 29% Two or more races 19% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 52%
• Common ancestry: Italian 1% Russian 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 63% English-only · Spanish 36%

Political lean MEDSL · Hale

• 2024 margin: Solid R (+58.0) · D 20.5% · R 78.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -44.9pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+51.1 2016: R+48.4 2012: R+47.8 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -120.38%
• Current HPI: 127.9276
• Rent YoY: —
• Metro: Plainview, TX
• 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

+3.9% since first listed

5 events — show timeline

• 2026-03-11 Price Changed $83,000 LARMLS
• 2026-02-11 Listed $89,000 LARMLS
• 2022-03-22 Sold (Public Records) — Public Records
• 2022-03-22 Sold (MLS) — PARMLS
• 2021-05-26 Listed $79,900 PARMLS

Property tax history

+8.3%/yr

Latest (2025): $2,231 · -3.0% YoY. Source: county tax records.