907 Woodland Ave · Friona, TX 79035

$80,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 311 Days on market

Built 1958 16 ac lot $85/sqft · 15% above area Est $69k · 15% over ↓ 16% since listing

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Why this score? — see what drove the D 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 +13.7/30.0
• Appreciation +9.5/10.0
• DSCR +4.1/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0

Listing remarks MLS

This is a great investment property but it will need some updates.

Key facts

• 16 acre lot
• Built 1958
• Listed 310 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $5 ($64/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $72k (10.0% below list).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#20 in TX, #1,339 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, commute F.
• Friona ISD (town): math 31% / reading 37% proficiency, ranked #530 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Friona El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 312 students, 78% FRL); Friona J H (math 32% / reading 35%, grade F, #911 of 1,662 statewide, top 56%, 226 students, 64% FRL); Friona H S (math 52% / reading 57%, grade C-, #379 of 1,632 statewide, top 26%, 295 students, 55% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: 16 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4 units permitted in Parmer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($553 loan paydown + $7k appreciation (9.0% local appreciation)).
• Parmer County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 311 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 311 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 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 9.3

CMA / ARV

• ARV (median comp): $69,345
• List price: $80,000
• Delta: 15.37%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

9.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.72×
• Total profit: $38,608
• Equity at exit: $66,414

10-year hold

• IRR: 20.3%
• Equity multiple: 6.02×
• Total profit: $112,370
• Equity at exit: $137,602

Cash invested: $22,400 (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 79035

• Home prices YoY: 5.4%
• Active inventory: 16
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $720 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$111 /mo · $1,328/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$151
• Net cashflow: $5

Break-even live

Break-even rent $713

Max offer price $80,000

Occupancy floor 94%

Sensitivity live

Price	-10% $51	-5% $28	+0% $5	+5% $-17	+10% $-40
Rent	-10% $-52	-5% $-23	+0% $5	+5% $34	+10% $62
Rate	-1.0pp $46	-0.5pp $26	base $5	+0.5pp $-15	+1.0pp $-37

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 N Walnut Ave Friona, TX	2.0	1.0	1100	$720	$0.65	23d	1	0.98mi

Listing history 9 events

1. 2026-06-08
   days on market $80,000 Active 311 DOM
2. 2026-06-08
   days on market $80,000 Active 310 DOM
3. 2026-06-05
   days on market $80,000 Active 308 DOM
4. 2026-06-03
   days on market $80,000 Active 306 DOM
5. 2026-06-02
   days on market $80,000 Active 305 DOM
6. 2026-06-01
   days on market $80,000 Active 304 DOM
7. 2026-05-31
   days on market $80,000 Active 303 DOM
8. 2026-05-12
   price $80,000 66-char remark

   Show marketing remark (66 chars)

   This is a great investment property but it will need some updates.

9. 2025-08-01
   listed $95,000 Active 66-char remark

   Show marketing remark (66 chars)

   This is a great investment property but it will need some updates.

ⓘ 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: $1,328 · $111/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$136/yr (+$11/mo · 10.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,640
• − Mortgage interest: −$4,481
• − Property taxes: −$1,328
• − Insurance: −$400
• − Repairs & maintenance: −$691
• − Management: −$691
• − Depreciation: −$2,327
• Taxable loss: −$1,279
• Est. tax savings @ 24.0%: +$307
• After-tax cash flow: $370/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: Friona ISD
• NCES district ID: 4819980
• Math proficiency: 31% ▼ -19.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $47,282
• Composite: 29.24/100
• National rank: #6567
• State rank: #530 of 826 in TX

Livability — Friona

• Score: 81/100
• State rank: #20
• US rank: #1339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Friona, TX
• Population (ZIP): 5,356

Population outlook (Parmer County) Hauer SSP2

• Today (2025): 8,995 people
• By 2030: 8,526 · -5.2%
• By 2040: 7,562 · -15.9%
• By 2050: 6,558 · -27.1%
• By 2075: 4,328 · -51.9%
• By 2100: 2,705 · -69.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% White 31% Two or more races 24% Native American 1%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 23% · Canada, Jamaica
• Languages at home: 45% English-only · Spanish 55% German/W. Germanic 1%

Political lean MEDSL · Parmer

• 2024 margin: Solid R (+70.1) · D 14.7% · R 84.8%
• 2008→2024 swing: -9.5pp toward R · 2008: -60.6pp · 2024: -70.1pp
• All cycles: 2024: R+70.1 2020: R+62.1 2016: R+37.7 2012: R+58.0 2008: R+60.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.02%
• Current HPI: 175.1837
• 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

-15.8% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $80,000 AARMLS
• 2025-08-01 Listed $95,000 AARMLS

Property tax history

+6.9%/yr

Latest (2025): $1,328 · -6.1% YoY. Source: county tax records.