1032 Thrams St · Borger, TX 79007

$169,900

4 bd · 1.0 ba · 2,631 sqft · SingleFamily public records · 22 Days on market

Built 1959

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

Listing remarks MLS

3 bedrooms 1 bath, large isolated master bedroom, dining room, den, sunroom, and a converted garage. Nice covered front porch with tiled floor, two living areas and metal fence backyard.

Key facts

• Move-in ready
• Upgraded electrical
• Remodeled kitchen

Tags

• MOVE-IN READY
• UPDATED PLUMBING LINES
• UPGRADED ELECTRICAL
• NEW LIGHTING FIXTURES
• REMODELED KITCHEN
• FARMHOUSE SINK

Property features AI

Exterior

• Parking: Attached garage with front-facing door and opener; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Residential property
• Construction: Zoning: 7000 series
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Oven; Cooktop; Dishwasher; Microwave
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central natural gas heating; Central electric cooling; Ceiling fans
• Interior features: Fireplace in the family room; Oven, Cooktop, Dishwasher, Microwave

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#268 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D, commute F.
• Borger ISD (town): math 43% / reading 41% proficiency, ranked #348 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gateway El (372 students, 64% FRL); Borger Middle (math 50% / reading 45%, grade C-, #408 of 1,662 statewide, top 25%, 381 students, 59% FRL); Borger H S (math 27% / reading 49%, grade F, #880 of 1,632 statewide, top 54%, 761 students, 50% FRL).
• Market conditions: 88 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in Hutchinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,351 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 2.83% ✓
• Cap rate: 24.13%
• Cash-on-cash: 63.69%
• DSCR: 3.83
• GRM: 2.9

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: 62.8%
• Equity multiple: 3.80×
• Total profit: $133,417
• Equity at exit: $25,333

10-year hold

• IRR: 67.3%
• Equity multiple: 7.81×
• Total profit: $323,783
• Equity at exit: $14,690

Cash invested: $47,572 (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 79007

• Active inventory: 88
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $4,800 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$305 /mo · $3,663/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,008
• Net cashflow: $2,525

Break-even live

Break-even rent $1,604

Max offer price $169,900

Occupancy floor 42%

Sensitivity live

Price	-10% $2,621	-5% $2,573	+0% $2,525	+5% $2,477	+10% $2,429
Rent	-10% $2,146	-5% $2,335	+0% $2,525	+5% $2,715	+10% $2,904
Rate	-1.0pp $2,611	-0.5pp $2,568	base $2,525	+0.5pp $2,481	+1.0pp $2,436

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Nelson St Borger, TX	3.0	2.0	2440	$4,800	$1.97	22d	1	0.46mi

Listing history 23 events

1. 2026-06-09
   statusdays on market $169,900 Pending 22 DOM
2. 2026-06-08
   days on market $169,900 Active Under Contract 21 DOM
3. 2026-06-08
   days on market $169,900 Active Under Contract 20 DOM
4. 2026-06-05
   days on market $169,900 Active Under Contract 18 DOM
5. 2026-06-03
   days on market $169,900 Active Under Contract 16 DOM
6. 2026-06-02
   days on market $169,900 Active Under Contract 15 DOM
7. 2026-06-01
   days on market $169,900 Active Under Contract 14 DOM
8. 2026-05-31
   days on market $169,900 Active Under Contract 13 DOM
9. 2026-05-18
   listed $169,900 Active 950-char remark
10. 2026-04-20
    price $185,000
11. 2026-03-24
    price $191,900
12. 2024-09-05
    soldstatus
13. 2024-09-03
    soldstatus Closed

    Show marketing remark (186 chars)

    3 bedrooms 1 bath, large isolated master bedroom, dining room, den, sunroom, and a converted garage. Nice covered front porch with tiled floor, two living areas and metal fence backyard.

14. 2024-08-05
    status Pending

    Show marketing remark (186 chars)

    3 bedrooms 1 bath, large isolated master bedroom, dining room, den, sunroom, and a converted garage. Nice covered front porch with tiled floor, two living areas and metal fence backyard.

15. 2024-05-10
    status Active

    Show marketing remark (186 chars)

    3 bedrooms 1 bath, large isolated master bedroom, dining room, den, sunroom, and a converted garage. Nice covered front porch with tiled floor, two living areas and metal fence backyard.

16. 2024-05-06
    status Pending

    Show marketing remark (186 chars)

    3 bedrooms 1 bath, large isolated master bedroom, dining room, den, sunroom, and a converted garage. Nice covered front porch with tiled floor, two living areas and metal fence backyard.

17. 2024-03-28
    price $60,000

    Show marketing remark (186 chars)

    3 bedrooms 1 bath, large isolated master bedroom, dining room, den, sunroom, and a converted garage. Nice covered front porch with tiled floor, two living areas and metal fence backyard.

18. 2024-03-06
    price $74,000

    Show marketing remark (186 chars)

    3 bedrooms 1 bath, large isolated master bedroom, dining room, den, sunroom, and a converted garage. Nice covered front porch with tiled floor, two living areas and metal fence backyard.

19. 2024-02-27
    price $80,000

    Show marketing remark (186 chars)

    3 bedrooms 1 bath, large isolated master bedroom, dining room, den, sunroom, and a converted garage. Nice covered front porch with tiled floor, two living areas and metal fence backyard.

20. 2024-01-09
    listed $100,000 Active

    Show marketing remark (186 chars)

    3 bedrooms 1 bath, large isolated master bedroom, dining room, den, sunroom, and a converted garage. Nice covered front porch with tiled floor, two living areas and metal fence backyard.

21. 2018-02-28
    soldstatus
22. 2018-02-27
    soldstatus
23. 2017-11-14
    listed $84,900

ⓘ 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: $3,663 · $305/mo
• Projected year-2 tax: $3,663 · $305/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 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 19 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: $57,600
• − Mortgage interest: −$9,517
• − Property taxes: −$3,663
• − Insurance: −$850
• − Repairs & maintenance: −$4,608
• − Management: −$4,608
• − Depreciation: −$4,943
• Taxable income: $29,412
• Est. tax owed @ 24.0%: −$7,059
• After-tax cash flow: $23,241/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: Borger ISD
• NCES district ID: 4810890
• Math proficiency: 43% ▼ -4.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $44,714
• Composite: 35.66/100
• National rank: #4879
• State rank: #348 of 826 in TX

Livability — Borger

• Score: 72/100
• State rank: #268
• US rank: #6266

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Borger, TX
• Population (ZIP): 13,927

Population outlook (Hutchinson County) Hauer SSP2

• Today (2025): 21,274 people
• By 2030: 21,089 · -0.9%
• By 2040: 20,938 · -1.6%
• By 2050: 20,999 · -1.3%
• By 2075: 21,433 · +0.7%
• By 2100: 21,243 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 32% Two or more races 19% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 79% English-only · Spanish 20%

Political lean MEDSL · Hutchinson

• 2024 margin: Solid R (+77.2) · D 11.1% · R 88.2%
• 2008→2024 swing: -8.2pp toward R · 2008: -68.9pp · 2024: -77.2pp
• All cycles: 2024: R+77.2 2020: R+76.6 2016: R+76.1 2012: R+72.7 2008: R+68.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.35%
• Current HPI: 114.1111
• 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

+100.1% since first listed

17 events — show timeline

• 2026-06-09 Pending — AARMLS
• 2026-05-29 Contingent — AARMLS
• 2026-05-18 Listed $169,900 AARMLS
• 2026-04-20 Price Changed $185,000 AARMLS
• 2026-03-24 Price Changed $191,900 AARMLS
• 2024-09-05 Sold (Public Records) — Public Records
• 2024-09-03 Sold (MLS) — AARMLS
• 2024-08-05 Pending — AARMLS
• 2024-05-10 Relisted — AARMLS
• 2024-05-06 Pending — AARMLS
• 2024-03-28 Price Changed $60,000 AARMLS
• 2024-03-06 Price Changed $74,000 AARMLS
• 2024-02-27 Price Changed $80,000 AARMLS
• 2024-01-09 Listed $100,000 AARMLS
• 2018-02-28 Sold (Public Records) — Public Records
• 2018-02-27 Sold (MLS) — AARMLS
• 2017-11-14 Listed $84,900 AARMLS

Property tax history

+7.4%/yr

Latest (2025): $3,663 · +2.3% YoY. Source: county tax records.