1159 Dyle Dr · Brownfield, TX 79316

$72,500

2 bd · 1.0 ba · 644 sqft · SingleFamily · 78 Days on market

Built 2002 Fair condition 0.74 ac lot

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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
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 1-bath home sits on approximately ¾ of an acre outside the city limits, offering space that's hard to find in this range. The bedrooms are positioned on separate sides of the house, creating added privacy within the layout. There is a designated space for a washer and dryer, keeping laundry contained and practical. A covered front porch includes a ramp for easy access. Outside, the property provides room to spread out with a two-car carport for covered parking and a separate storage building for tools, equipment, or extra belongings. With land, fewer city restrictions, and usable outdoor space, this property offers plenty of potential.

Key facts

• Covered front porch
• Usable outdoor space
• Two car carport

Tags

• COVERED FRONT PORCH
• TWO CAR CARPORT
• SEPARATE STORAGE BUILDING
• USABLE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $68k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#298 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities D, schools F.
• Brownfield ISD (town): math 26% / reading 27% proficiency, ranked #704 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 89 active listings in the ZIP; 2 units permitted in Terry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $501 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Terry County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $68,150 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 1.54% ✓
• Cap rate: 12.64%
• Cash-on-cash: 22.68%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.6%
• Equity multiple: 1.63×
• Total profit: $12,704
• Equity at exit: $10,810

10-year hold

• IRR: 24.2%
• Equity multiple: 3.10×
• Total profit: $42,595
• Equity at exit: $6,268

Cash invested: $20,300 (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 79316

• Active inventory: 89
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$380
• Tax est. 1.5%: −$91 /mo · $1,088/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $384

Break-even live

Break-even rent $634

Max offer price $72,500

Occupancy floor 61%

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $72,500 Active 78 DOM
2. 2026-06-17
   days on market $72,500 Active 77 DOM
3. 2026-06-16
   days on market $72,500 Active 76 DOM
4. 2026-06-15
   days on market $72,500 Active 75 DOM
5. 2026-06-13
   days on market $72,500 Active 73 DOM
6. 2026-06-12
   days on market $72,500 Active 72 DOM
7. 2026-06-09
   days on market $72,500 Active 69 DOM
8. 2026-06-08
   days on market $72,500 Active 68 DOM
9. 2026-06-08
   days on market $72,500 Active 67 DOM
10. 2026-06-07
    days on market $72,500 Active 66 DOM
11. 2026-06-03
    days on market $72,500 Active 63 DOM
12. 2026-06-02
    days on market $72,500 Active 62 DOM
13. 2026-06-01
    days on market $72,500 Active 61 DOM
14. 2026-05-31
    days on market $72,500 Active 60 DOM
15. 2026-04-01
    listed $75,000 Active 673-char remark

    Show marketing remark (673 chars)

    This 2-bedroom, 1-bath home sits on approximately ¾ of an acre outside the city limits, offering space that's hard to find in this range. The bedrooms are positioned on separate sides of the house, creating added privacy within the layout. There is a designated space for a washer and dryer, keeping laundry contained and practical. A covered front porch includes a ramp for easy access. Outside, the property provides room to spread out with a two-car carport for covered parking and a separate storage building for tools, equipment, or extra belongings. With land, fewer city restrictions, and usable outdoor space, this property offers plenty of potential.

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,438
• − Mortgage interest: −$4,061
• − Property taxes: −$1,088
• − Insurance: −$362
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$2,109
• Taxable income: $3,668
• Est. tax owed @ 24.0%: −$880
• After-tax cash flow: $3,724/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 1-bath home requires moderate renovations to improve its condition and increase its value. Key updates include fresh paint, new carpeting, and modern kitchen and bathroom fixtures.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Minor exterior siding — some discoloration

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace carpeting — new carpeting improves comfort and adds value
• Resale update kitchen cabinets and appliances — modern kitchen will attract more buyers
• Resale update bathroom fixtures — modern bathroom will attract more buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
exterior siding · some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace carpeting — new carpeting improves comfort and adds value ↑
• Resale update kitchen cabinets and appliances — modern kitchen will attract more buyers ↑
• Resale update bathroom fixtures — modern bathroom will attract more buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Brownfield ISD
• NCES district ID: 4811610
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 27% ▲ 1.00%
• Median HH income: $37,385
• Composite: 22.1/100
• National rank: #8180
• State rank: #704 of 826 in TX

Livability — Brownfield

• Score: 71/100
• State rank: #298
• US rank: #6822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,907

Population outlook (Terry County) Hauer SSP2

• Today (2025): 13,220 people
• By 2030: 13,500 · +2.1%
• By 2040: 14,327 · +8.4%
• By 2050: 15,340 · +16.0%
• By 2075: 18,459 · +39.6%
• By 2100: 20,433 · +54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (57%)
• Race & ethnicity: Hispanic / Latino 57% White 37% Two or more races 32% Black 5%
• Hispanic origin (detail): Mexican 47%
• Common ancestry: Italian 2% Slovak 1% German 1%
• Foreign-born: 8% · Canada
• Languages at home: 63% English-only · Spanish 34% German/W. Germanic 2%

Political lean MEDSL · Terry

• 2024 margin: Solid R (+65.2) · D 17.2% · R 82.3%
• 2008→2024 swing: -30.1pp toward R · 2008: -35.0pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+56.9 2016: R+49.4 2012: R+41.6 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.34%
• Current HPI: 104.1813
• 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

1 event — show timeline

• 2026-04-01 Listed $75,000 LARMLS