401 Avenue F SE · Childress, TX 79201

$85,000

3 bd · 2.0 ba · 1,924 sqft · SingleFamily public records · 43 Days on market

Built 1938 10,497 sqft lot $44/sqft · 21% below area Est $108k · 21% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.8/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

CALLING ALL INVESTORS This is a generously sized home with metal roof and a workshop on a nice corner lot. Being sold As-Is. This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. Response within 3 business days. All properties are subject to a 5% buyer s premium.

Key facts

• Metal roof
• Covered carport
• Workshop

Tags

• CORNER LOT
• QUIET NEIGHBORHOOD
• METAL ROOF
• COVERED CARPORT
• WORKSHOP

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Has garage with 1 garage space; No additional parking features listed
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1938; Pillar/post/pier foundation
• Construction: Wood siding; Metal roof
• Exterior features: Corner lot

Interior

• Bedrooms: Primary bedroom on third level (approx. 11 x 15); Primary bedroom on second level (approx. 11 x 15); Primary bedroom on first level (approx. 11 x 15)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 3 total rooms; Seller disclosure provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#516 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Childress ISD (town): math 54% / reading 44% proficiency, ranked #204 of 826 in TX (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Childress El (math 55% / reading 48%, grade C-, #808 of 4,322 statewide, top 19%, 451 students, 72% FRL); Childress H S (math 67% / reading 42%, grade C-, #379 of 1,632 statewide, top 26%, 303 students, 54% FRL).
• Market conditions: 36 active listings in the ZIP.

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• Childress County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($82k) 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

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.48% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.79%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $108,030
• List price: $85,000
• Delta: -21.32%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.8%
• Equity multiple: 4.05×
• Total profit: $72,572
• Equity at exit: $76,575

10-year hold

• IRR: 34.3%
• Equity multiple: 9.11×
• Total profit: $193,084
• Equity at exit: $165,136

Cash invested: $23,800 (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 79201

• Home prices YoY: 6.2%
• Active inventory: 36
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$97 /mo · $1,169/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $412

Break-even live

Break-even rent $732

Max offer price $85,000

Occupancy floor 62%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $85,000 Active 43 DOM
2. 2026-06-17
   days on market $85,000 Active 42 DOM
3. 2026-06-16
   days on market $85,000 Active 41 DOM
4. 2026-06-15
   days on market $85,000 Active 40 DOM
5. 2026-06-13
   days on market $85,000 Active 38 DOM
6. 2026-06-12
   days on market $85,000 Active 37 DOM
7. 2026-06-09
   days on market $85,000 Active 34 DOM
8. 2026-06-08
   days on market $85,000 Active 33 DOM
9. 2026-06-08
   days on market $85,000 Active 32 DOM
10. 2026-06-07
    days on market $85,000 Active 31 DOM
11. 2026-06-03
    days on market $85,000 Active 28 DOM
12. 2026-06-02
    days on market $85,000 Active 27 DOM
13. 2026-06-01
    days on market $85,000 Active 26 DOM
14. 2026-05-31
    days on market $85,000 Active 25 DOM
15. 2026-05-08
    soldstatus Closed 500-char remark

    Show marketing remark (500 chars)

    CALLING ALL INVESTORS This is a generously sized home with metal roof and a workshop on a nice corner lot. Being sold As-Is. This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. Response within 3 business days. All properties are subject to a 5% buyer s premium.

16. 2026-05-06
    listed $85,000 Active 532-char remark
17. 2026-04-06
    historical 500-char remark

    Show marketing remark (500 chars)

    CALLING ALL INVESTORS This is a generously sized home with metal roof and a workshop on a nice corner lot. Being sold As-Is. This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. Response within 3 business days. All properties are subject to a 5% buyer s premium.

18. 2026-03-31
    price $49,900 500-char remark

    Show marketing remark (500 chars)

    CALLING ALL INVESTORS This is a generously sized home with metal roof and a workshop on a nice corner lot. Being sold As-Is. This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. Response within 3 business days. All properties are subject to a 5% buyer s premium.

19. 2026-02-02
    price $54,900 500-char remark

    Show marketing remark (500 chars)

    CALLING ALL INVESTORS This is a generously sized home with metal roof and a workshop on a nice corner lot. Being sold As-Is. This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. Response within 3 business days. All properties are subject to a 5% buyer s premium.

20. 2026-01-12
    price $64,900 500-char remark

    Show marketing remark (500 chars)

    CALLING ALL INVESTORS This is a generously sized home with metal roof and a workshop on a nice corner lot. Being sold As-Is. This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. Response within 3 business days. All properties are subject to a 5% buyer s premium.

21. 2025-12-12
    listed $77,900 Active 500-char remark

    Show marketing remark (500 chars)

    CALLING ALL INVESTORS This is a generously sized home with metal roof and a workshop on a nice corner lot. Being sold As-Is. This property has been placed in an upcoming event. All bids should be submitted at Xome.com void where prohibited. Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. Response within 3 business days. All properties are subject to a 5% buyer s premium.

ⓘ 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: $1,169 · $97/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$387/yr (+$32/mo · 33.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 6 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,053
• − Mortgage interest: −$4,761
• − Property taxes: −$1,169
• − Insurance: −$425
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$2,473
• Taxable income: $3,816
• Est. tax owed @ 24.0%: −$916
• After-tax cash flow: $4,033/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: Childress ISD
• NCES district ID: 4813860
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 44% ▼ -8.00%
• Median HH income: $42,072
• Composite: 41.25/100
• National rank: #3529
• State rank: #204 of 826 in TX

Livability — Childress

• Score: 67/100
• State rank: #516
• US rank: #10179

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Childress, TX
• Population (ZIP): 6,817

Population outlook (Childress County) Hauer SSP2

• Today (2025): 7,082 people
• By 2030: 7,249 · +2.4%
• By 2040: 7,425 · +4.8%
• By 2050: 7,451 · +5.2%
• By 2075: 7,067 · -0.2%
• By 2100: 5,510 · -22.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 54% Hispanic / Latino 34% Two or more races 18% Black 7%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Italian 4% Slovak 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 79% English-only · Spanish 21%

Political lean MEDSL · Childress

• 2024 margin: Solid R (+76.0) · D 11.6% · R 87.6%
• 2008→2024 swing: -20.1pp toward R · 2008: -56.0pp · 2024: -76.0pp
• All cycles: 2024: R+76.0 2020: R+71.7 2016: R+74.3 2012: R+67.4 2008: R+56.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.42%
• Current HPI: 179.442
• 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

+9.1% since first listed

7 events — show timeline

• 2026-05-08 Sold (MLS) — WFAOR
• 2026-05-06 Listed $85,000 HARMLS
• 2026-04-06 Delisted — WFAOR
• 2026-03-31 Price Changed $49,900 WFAOR
• 2026-02-02 Price Changed $54,900 WFAOR
• 2026-01-12 Price Changed $64,900 WFAOR
• 2025-12-12 Listed $77,900 WFAOR

Property tax history

+1.9%/yr

Latest (2025): $1,169 · +2.1% YoY. Source: county tax records.