1015 10th St · Seagraves, TX 79359

$110,000

3 bd · 2.0 ba · 1,545 sqft · SingleFamily · 59 Days on market

Fair condition 6,970 sqft lot ↓ 11% 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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Appreciation +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Now available! Whether you're searching for your first home or looking for an investment or rental property, this 1545 square feet, 3-bedroom, 2-bathroom home may be just what you're looking for. The property is 0.16 acres, located on a corner lot, and features a large storage building, approximately 1300 square feet, perfect for hobbies, a workshop, or extra storage. Call for more information today!

Key facts

• Corner lot
• 6,970 sq ft lot
• Listed 59 days

Tags

• CORNER LOT
• LARGE STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#281 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities C-, employment D+, schools F.
• Seagraves ISD (rural): math 33% / reading 19% proficiency, ranked #693 of 826 in TX (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP; 19 units permitted in Gaines County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($761 loan paydown + $336 appreciation (0.3% local appreciation)).
• Gaines County population projected at +58% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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: 1.17% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.07%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.48×
• Total profit: $14,860
• Equity at exit: $33,631

10-year hold

• IRR: 14.5%
• Equity multiple: 2.64×
• Total profit: $50,476
• Equity at exit: $41,801

Cash invested: $30,800 (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 79359

• Home prices YoY: 0.4%
• Active inventory: 15
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $259

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 75%

Sensitivity live

Price	-10% $335	-5% $297	+0% $259	+5% $221	+10% $183
Rent	-10% $157	-5% $208	+0% $259	+5% $310	+10% $360
Rate	-1.0pp $314	-0.5pp $287	base $259	+0.5pp $230	+1.0pp $201

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $110,000 Active 59 DOM
2. 2026-06-18
   days on market $110,000 Active 57 DOM
3. 2026-06-17
   days on market $110,000 Active 56 DOM
4. 2026-06-16
   days on market $110,000 Active 55 DOM
5. 2026-06-15
   days on market $110,000 Active 54 DOM
6. 2026-06-15
   days on market $110,000 Active 53 DOM
7. 2026-06-13
   days on market $110,000 Active 52 DOM
8. 2026-06-12
   days on market $110,000 Active 51 DOM
9. 2026-06-09
   days on market $110,000 Active 48 DOM
10. 2026-06-08
    days on market $110,000 Active 47 DOM
11. 2026-06-08
    days on market $110,000 Active 46 DOM
12. 2026-06-05
    days on market $110,000 Active 44 DOM
13. 2026-06-03
    days on market $110,000 Active 42 DOM
14. 2026-06-02
    days on market $110,000 Active 41 DOM
15. 2026-06-01
    days on market $110,000 Active 40 DOM
16. 2026-05-31
    days on market $110,000 Active 39 DOM
17. 2026-05-13
    status Active 403-char remark

    Show marketing remark (403 chars)

    Now available! Whether you're searching for your first home or looking for an investment or rental property, this 1545 square feet, 3-bedroom, 2-bathroom home may be just what you're looking for. The property is 0.16 acres, located on a corner lot, and features a large storage building, approximately 1300 square feet, perfect for hobbies, a workshop, or extra storage. Call for more information today!

18. 2026-05-11
    status Pending 403-char remark

    Show marketing remark (403 chars)

    Now available! Whether you're searching for your first home or looking for an investment or rental property, this 1545 square feet, 3-bedroom, 2-bathroom home may be just what you're looking for. The property is 0.16 acres, located on a corner lot, and features a large storage building, approximately 1300 square feet, perfect for hobbies, a workshop, or extra storage. Call for more information today!

19. 2026-04-30
    historical Active Under Contract 403-char remark

    Show marketing remark (403 chars)

    Now available! Whether you're searching for your first home or looking for an investment or rental property, this 1545 square feet, 3-bedroom, 2-bathroom home may be just what you're looking for. The property is 0.16 acres, located on a corner lot, and features a large storage building, approximately 1300 square feet, perfect for hobbies, a workshop, or extra storage. Call for more information today!

20. 2026-04-20
    listed $110,000 Active 403-char remark

    Show marketing remark (403 chars)

    Now available! Whether you're searching for your first home or looking for an investment or rental property, this 1545 square feet, 3-bedroom, 2-bathroom home may be just what you're looking for. The property is 0.16 acres, located on a corner lot, and features a large storage building, approximately 1300 square feet, perfect for hobbies, a workshop, or extra storage. Call for more information today!

21. 2026-03-02
    price $110,000
22. 2025-11-12
    price $124,000

ⓘ 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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°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: $15,475
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$3,200
• Taxable income: $1,437
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $2,758/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 · 12 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bathroom home requires moderate renovations to improve its appearance and value. Key areas for improvement include new flooring, painting, and landscaping.

Repairs flagged

• Major patchwork carpet — creates an uneven and unprofessional appearance
• Minor paint touch-ups — light discoloration on walls

Value-add opportunities

• Both new flooring — improves aesthetics and adds value
• Both paint job — enhances curb appeal and interior aesthetics
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
patchwork carpet · creates an uneven and unprofessional appearance	Major	$15,000–50,000
paint touch-ups · light discoloration on walls	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both new flooring — improves aesthetics and adds value ↑
• Both paint job — enhances curb appeal and interior aesthetics ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ 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: Seagraves ISD
• NCES district ID: 4839600
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 19% ▼ -10.00%
• Median HH income: $46,938
• Composite: 22.66/100
• National rank: #8053
• State rank: #693 of 826 in TX

Livability — Seagraves

• Score: 71/100
• State rank: #281
• US rank: #6562

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seagraves, TX
• Population (ZIP): 3,465

Population outlook (Gaines County) Hauer SSP2

• Today (2025): 25,287 people
• By 2030: 27,989 · +10.7%
• By 2040: 33,895 · +34.0%
• By 2050: 40,001 · +58.2%
• By 2075: 55,259 · +118.5%
• By 2100: 65,681 · +159.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 57% White 28% Two or more races 26% Black 12%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Polish 4% European 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 53% English-only · Spanish 42% German/W. Germanic 4%

Political lean MEDSL · Gaines

• 2024 margin: Solid R (+82.6) · D 8.4% · R 91.0%
• 2008→2024 swing: -15.4pp toward R · 2008: -67.2pp · 2024: -82.6pp
• All cycles: 2024: R+82.6 2020: R+79.7 2016: R+71.8 2012: R+72.5 2008: R+67.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.31%
• Current HPI: 82.9375
• 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

-11.3% since first listed

6 events — show timeline

• 2026-05-13 Relisted — PBBOR
• 2026-05-11 Pending — PBBOR
• 2026-04-30 Contingent — PBBOR
• 2026-04-20 Listed $110,000 PBBOR
• 2026-03-02 Price Changed $110,000 PBBOR
• 2025-11-12 Price Changed $124,000 PBBOR