214 NE 6th St

Tulia, TX 79088

$32,500B

3 bd · 1.0 ba · 1,064 sqft · Built 1960 · SingleFamily · Pending · 332 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $599/mo
• Mortgage (P&I): −$170
• Tax + insurance: −$91
• HOA: −$0
• Vac / Maint / Mgmt: −$126
• Net cashflow: $212/mo
• Annual: $2,538/yr
• Cap rate: 14.10%
• Cash-on-cash: 27.90%
• DSCR: 2.24
• 1% rule: 1.84%
• Cash to close: $9,100

Investor read

• This is a 3-bed/1.0-bath single-family listed at $32k.
• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($599 rent vs $32k).
• It's been on market 332 days — a 12% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $29k (12.0% below list) — sets the bar for market timing.
• In year one you build about $633 of equity ($225 loan paydown + $408 appreciation (1.3% local appreciation)).
• 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).
• Watch-outs: property tax is 2.9% of price.
• Market conditions: 47 active listings in the ZIP; 1 comparable units currently listed for rent nearby.
• Swisher County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 3 sale attempts; this cycle's ask has dropped $22k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~3 years — after that, you're playing with house money.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• It's been on market 332 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.