1411 20th St · Snyder, TX 79549

$98,000

3 bd · 2.0 ba · 1,477 sqft · SingleFamily public records · 19 Days on market

Built 1938 7,840 sqft lot

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LOT ON 1906 AVE 0 (70 X 100) is included w Charming 3-bdrm, 2-bath home situated on a spacious corner lot with an additional lot included behind the property, offering extra room to enjoy. Full of warmth and character, this home features a cozy living area, spacious, kitchen and dining room, two bathrooms- one with a large walk in shower and the other showcasing a beautiful vintage clawfoot tub. Mature trees, covered parking and a generous yard, provide plenty of room to relax and or entertain.

Key facts

• Covered parking
• Vintage clawfoot tub
• Additional lot

Tags

• CORNER LOT
• ADDITIONAL LOT
• LARGE WALK IN SHOWER
• VINTAGE CLAWFOOT TUB
• MATURE TREES
• COVERED PARKING

Property features AI

Exterior

• Parking: One covered parking space; Detached carport
• Utilities: Public water; Public sewer; Propane service
• Home design: Single family residence (Residential)
• Construction: Frame construction; Composition roof; Pillar/Post/Pier foundation; Built with solar generation
• Exterior features: Chain link fence; Corner lot; Paved road access; Solar panels

Interior

• Kitchen: Microwave
• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (Electric and Natural Gas); Central air conditioning (Electric)
• Interior features: Microwave; Water heater; Thermostat (energy efficient)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,008 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, crime F.
• Snyder ISD (town): math 33% / reading 31% proficiency, ranked #577 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Snyder Int (math 42% / reading 28%, grade F, #1,965 of 4,322 statewide, top 46%, 362 students, 70% FRL); Snyder J H (math 24% / reading 27%, grade F, #1,236 of 1,662 statewide, top 76%, 594 students, 74% FRL); Snyder H S (math 27% / reading 40%, grade F, #1,011 of 1,632 statewide, top 63%, 709 students, 62% FRL) — zoned schools average 68% FRL vs 49% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 108 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 32 units permitted in Scurry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Scurry County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,530 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — 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 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?
4. Crime grade is F 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: 1.31% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.88%
• DSCR: 1.66
• GRM: 6.3

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: 5.5%
• Equity multiple: 1.21×
• Total profit: $5,815
• Equity at exit: $14,612

10-year hold

• IRR: 14.9%
• Equity multiple: 2.20×
• Total profit: $33,053
• Equity at exit: $8,473

Cash invested: $27,440 (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 79549

• Active inventory: 108
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$123 /mo · $1,471/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $340

Break-even live

Break-even rent $857

Max offer price $98,000

Occupancy floor 69%

Sensitivity live

Price	-10% $396	-5% $368	+0% $340	+5% $313	+10% $285
Rent	-10% $239	-5% $289	+0% $340	+5% $391	+10% $442
Rate	-1.0pp $390	-0.5pp $365	base $340	+0.5pp $315	+1.0pp $289

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2807 Avenue E Snyder, TX	2.0	2.0	1420	$1,300	$0.92	45d	1	0.86mi
1021 37th St Snyder, TX	3.0	2.0	1300	$1,248	$0.96	44d	1	1.10mi
307 34th St Snyder, TX	3.0	1.0	1108	$1,200	$1.08	44d	1	1.27mi
3710 Avenue V Snyder, TX	2.0	1.0	1239	$1,400	$1.13	44d	1	1.32mi

Listing history 15 events

1. 2026-06-21
   days on market $98,000 Active 19 DOM
2. 2026-06-18
   days on market $98,000 Active 17 DOM
3. 2026-06-17
   days on market $98,000 Active 16 DOM
4. 2026-06-16
   days on market $98,000 Active 15 DOM
5. 2026-06-15
   days on market $98,000 Active 14 DOM
6. 2026-06-15
   days on market $98,000 Active 13 DOM
7. 2026-06-13
   days on market $98,000 Active 12 DOM
8. 2026-06-12
   days on market $98,000 Active 11 DOM
9. 2026-06-09
   days on market $98,000 Active 8 DOM
10. 2026-06-08
    days on market $98,000 Active 7 DOM
11. 2026-06-08
    days on market $98,000 Active 6 DOM
12. 2026-06-07
    days on market $98,000 Active 5 DOM
13. 2026-06-03
    days on market $98,000 Active 2 DOM
14. 2026-06-02
    remarks 499-char remark
15. 2026-06-02
    listed $98,000 Active 1 DOM

ⓘ 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: $1,471 · $123/mo
• Projected year-2 tax: $1,793 · $149/mo
• Expected delta: +$322/yr (+$27/mo · 21.9%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $15,459
• − Mortgage interest: −$5,490
• − Property taxes: −$1,471
• − Insurance: −$490
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$2,851
• Taxable income: $2,683
• Est. tax owed @ 24.0%: −$644
• After-tax cash flow: $3,440/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: Snyder ISD
• NCES district ID: 4840650
• Math proficiency: 33% ▼ -4.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $48,075
• Composite: 27.69/100
• National rank: #6912
• State rank: #577 of 826 in TX

Livability — Snyder

• Score: 61/100
• State rank: #1008
• US rank: #17920

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Snyder, TX
• Population (ZIP): 15,505

Population outlook (Scurry County) Hauer SSP2

• Today (2025): 18,819 people
• By 2030: 19,548 · +3.9%
• By 2040: 21,178 · +12.5%
• By 2050: 22,980 · +22.1%
• By 2075: 27,055 · +43.8%
• By 2100: 28,065 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 48% Hispanic / Latino 44% Two or more races 14% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 75% English-only · Spanish 25%

Political lean MEDSL · Scurry

• 2024 margin: Solid R (+73.6) · D 12.8% · R 86.5%
• 2008→2024 swing: -13.9pp toward R · 2008: -59.7pp · 2024: -73.6pp
• All cycles: 2024: R+73.6 2020: R+71.0 2016: R+69.8 2012: R+65.4 2008: R+59.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.76%
• Current HPI: 137.2297
• 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

2 events — show timeline

• 2026-06-02 Listed $98,000 ODMLS
• 1979-08-30 Sold (Public Records) — Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,471 · +16.6% YoY. Source: county tax records.