604 NW 6th ST Tulia St · Tulia, TX 79088

$50,000

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 288 Days on market

↓ 5% since listing

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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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +7.0/10.0
• Appreciation +5.6/10.0
• 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

For Sale in Tulia! Charming 2-bedroom, 1-bath home with a 1-car garage, perfect for a starter home, downsizing, or investment opportunity. This property offers a functional layout with cozy living spaces, a bright kitchen, and comfortable bedrooms. The garage provides added storage and convenience. Located in a quiet neighborhood, you'll enjoy small-town living with easy access to local amenities.

Key facts

• Listed 287 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($599 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

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: schools F, crime D-, amenities 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.
• Market conditions: 47 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• In year one you build about $974 of equity ($346 loan paydown + $628 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 $14k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 288 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 288 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.20% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.53%
• DSCR: 1.34
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.0%
• Equity multiple: 1.51×
• Total profit: $7,197
• Equity at exit: $17,739

10-year hold

• IRR: 13.6%
• Equity multiple: 2.70×
• Total profit: $23,784
• Equity at exit: $24,100

Cash invested: $14,000 (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 79088

• Home prices YoY: 0.8%
• Active inventory: 47
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $599 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$102 /mo · $1,227/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$126
• Net cashflow: $88

Break-even live

Break-even rent $488

Max offer price $50,000

Occupancy floor 80%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 S Austin Ave Tulia, TX	2.0	1.0	700	$599	$0.86	21d	1	1.21mi

Listing history 23 events

1. 2026-06-18
   days on market $50,000 Active 288 DOM
2. 2026-06-17
   days on market $50,000 Active 287 DOM
3. 2026-06-16
   days on market $50,000 Active 286 DOM
4. 2026-06-15
   days on market $50,000 Active 285 DOM
5. 2026-06-15
   days on market $50,000 Active 284 DOM
6. 2026-06-13
   days on market $50,000 Active 283 DOM
7. 2026-06-12
   days on market $50,000 Active 282 DOM
8. 2026-06-09
   days on market $50,000 Active 279 DOM
9. 2026-06-08
   days on market $50,000 Active 278 DOM
10. 2026-06-08
    days on market $50,000 Active 277 DOM
11. 2026-06-07
    days on market $50,000 Active 276 DOM
12. 2026-06-03
    days on market $50,000 Active 273 DOM
13. 2026-06-02
    days on market $50,000 Active 272 DOM
14. 2026-06-01
    days on market $50,000 Active 271 DOM
15. 2026-05-31
    days on market $50,000 Active 270 DOM
16. 2025-11-04
    price $50,000 401-char remark

    Show marketing remark (401 chars)

    For Sale in Tulia! Charming 2-bedroom, 1-bath home with a 1-car garage, perfect for a starter home, downsizing, or investment opportunity. This property offers a functional layout with cozy living spaces, a bright kitchen, and comfortable bedrooms. The garage provides added storage and convenience. Located in a quiet neighborhood, you'll enjoy small-town living with easy access to local amenities.

17. 2025-09-03
    listed $55,000 Active 401-char remark

    Show marketing remark (401 chars)

    For Sale in Tulia! Charming 2-bedroom, 1-bath home with a 1-car garage, perfect for a starter home, downsizing, or investment opportunity. This property offers a functional layout with cozy living spaces, a bright kitchen, and comfortable bedrooms. The garage provides added storage and convenience. Located in a quiet neighborhood, you'll enjoy small-town living with easy access to local amenities.

18. 2024-05-30
    soldstatus
19. 2024-03-20
    listed Active Under Contract
20. 2024-03-20
    listed $34,900
21. 2024-03-20
    listed Active Under Contract
22. 2018-08-03
    listed $52,500
23. 2006-09-15
    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: $1,227 · $102/mo
• Projected year-2 tax: $1,227 · $102/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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 18 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: $7,188
• − Mortgage interest: −$2,801
• − Property taxes: −$1,227
• − Insurance: −$250
• − Repairs & maintenance: −$575
• − Management: −$575
• − Depreciation: −$1,455
• Taxable income: $305
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $982/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

-4.8% since first listed

8 events — show timeline

• 2025-11-04 Price Changed $50,000 AARMLS
• 2025-09-03 Listed $55,000 AARMLS
• 2024-05-30 Sold (Public Records) — Public Records
• 2024-03-20 Listed — PARMLS
• 2024-03-20 Listed — PARMLS
• 2024-03-20 Listed $34,900 PARMLS
• 2018-08-03 Listed $52,500 PARMLS
• 2006-09-15 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,227 · +9.6% YoY. Source: county tax records.