801 W Crawford St · Pampa, TX 79065

$130,000

4 bd · 2.0 ba · 1,960 sqft · SingleFamily public records · 84 Days on market

Built 1958 3.00 ac lot $66/sqft · 40% above area Est $93k · 40% over ↓ 40% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW Roof. Four-bedroom home on 3 acres just outside the city limits of Pampa, offering the space and freedom so many buyers are searching for. This property features 1 full bath and two ¾ baths, plus a detached 2-car garage. Enjoy the best of both worlds with a country feel while still having city water and sewer. Back on the market and improved with a NEW ROOF, this property offers a rare chance to own small acreage close to town. The land provides room for horses, animals, gardens, or future projects--ideal for those wanting space to grow and create their own setup. This property is priced with condition in mind and will require repairs and updates, making it a great opportunity for investors or buyers looking to customize a home to their vision. Please note: the home is not eligible for FHA or USDA financing. With open space, flexible acreage, and endless potential, this is your chance to build something special just outside Pampa. Bring your ideas, your tools, and your plans--properties like this don't come around often. Schedule your showing today and see the possibilities for yourself.

Key facts

• Room for horses
• City water
• Room for gardens

Tags

• 3 ACRES
• CITY WATER
• CITY SEWER
• ROOM FOR HORSES
• ROOM FOR ANIMALS
• ROOM FOR GARDENS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#128 in TX, #3,885 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, crime F.
• Pampa ISD (town): math 38% / reading 36% proficiency, ranked #482 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 174 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7 units permitted in Gray County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Gray County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y ago 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 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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: 3.60% ✓
• Cap rate: 32.82%
• Cash-on-cash: 94.75%
• DSCR: 5.22
• GRM: 2.3

CMA / ARV

• ARV (median comp): $93,122
• List price: $130,000
• Delta: 39.60%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 95.6%
• Equity multiple: 5.45×
• Total profit: $162,011
• Equity at exit: $19,383

10-year hold

• IRR: 98.3%
• Equity multiple: 11.35×
• Total profit: $376,882
• Equity at exit: $11,240

Cash invested: $36,400 (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 79065

• Active inventory: 174
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $4,679 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$983
• Net cashflow: $2,874

Break-even live

Break-even rent $1,041

Max offer price $130,000

Occupancy floor 34%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1132 S Hobart St Pampa, TX	4.0	1.5	1627	$5,000	$3.07	43d	1	0.15mi
828 N Nelson St Pampa, TX	4.0	2.5	1778	$2,000	$1.12	43d	1	1.34mi

Listing history 32 events

1. 2026-06-18
   days on market $130,000 Active 84 DOM
2. 2026-06-17
   days on market $130,000 Active 83 DOM
3. 2026-06-16
   days on market $130,000 Active 82 DOM
4. 2026-06-15
   days on market $130,000 Active 81 DOM
5. 2026-06-15
   days on market $130,000 Active 80 DOM
6. 2026-06-13
   days on market $130,000 Active 79 DOM
7. 2026-06-12
   days on market $130,000 Active 78 DOM
8. 2026-06-10
   days on market $130,000 Active 75 DOM
9. 2026-06-08
   days on market $130,000 Active 74 DOM
10. 2026-06-08
    days on market $130,000 Active 73 DOM
11. 2026-06-03
    days on market $130,000 Active 69 DOM
12. 2026-06-02
    days on market $130,000 Active 68 DOM
13. 2026-06-01
    days on market $130,000 Active 67 DOM
14. 2026-05-31
    days on market $130,000 Active 66 DOM
15. 2026-05-01
    status Active 1115-char remark

    Show marketing remark (566 chars)

    Four-bedroom home on 3 acres just outside the city limits of Pampa, offering the space and freedom so many buyers are searching for. This property features 1 full bath and two 3/4 baths, plus a detached 2-car garage. Enjoy the best of both worlds with a country feel while still having city water and sewer. Back on the market and improved with a NEW ROOF, this property offers a rare chance to own small acreage close to town. The land provides room for horses, animals, gardens, or future projects--ideal for those wanting space to grow and create their own setup.

16. 2026-05-01
    price $130,000 1115-char remark

    Show marketing remark (566 chars)

    Four-bedroom home on 3 acres just outside the city limits of Pampa, offering the space and freedom so many buyers are searching for. This property features 1 full bath and two 3/4 baths, plus a detached 2-car garage. Enjoy the best of both worlds with a country feel while still having city water and sewer. Back on the market and improved with a NEW ROOF, this property offers a rare chance to own small acreage close to town. The land provides room for horses, animals, gardens, or future projects--ideal for those wanting space to grow and create their own setup.

17. 2026-05-01
    status Active 566-char remark

    Show marketing remark (566 chars)

    Four-bedroom home on 3 acres just outside the city limits of Pampa, offering the space and freedom so many buyers are searching for. This property features 1 full bath and two 3/4 baths, plus a detached 2-car garage. Enjoy the best of both worlds with a country feel while still having city water and sewer. Back on the market and improved with a NEW ROOF, this property offers a rare chance to own small acreage close to town. The land provides room for horses, animals, gardens, or future projects--ideal for those wanting space to grow and create their own setup.

18. 2026-05-01
    price $130,000 566-char remark

    Show marketing remark (566 chars)

    Four-bedroom home on 3 acres just outside the city limits of Pampa, offering the space and freedom so many buyers are searching for. This property features 1 full bath and two 3/4 baths, plus a detached 2-car garage. Enjoy the best of both worlds with a country feel while still having city water and sewer. Back on the market and improved with a NEW ROOF, this property offers a rare chance to own small acreage close to town. The land provides room for horses, animals, gardens, or future projects--ideal for those wanting space to grow and create their own setup.

19. 2026-04-26
    historical 1115-char remark

    Show marketing remark (566 chars)

    Four-bedroom home on 3 acres just outside the city limits of Pampa, offering the space and freedom so many buyers are searching for. This property features 1 full bath and two 3/4 baths, plus a detached 2-car garage. Enjoy the best of both worlds with a country feel while still having city water and sewer. Back on the market and improved with a NEW ROOF, this property offers a rare chance to own small acreage close to town. The land provides room for horses, animals, gardens, or future projects--ideal for those wanting space to grow and create their own setup.

20. 2026-04-26
    status Active 1115-char remark

    Show marketing remark (566 chars)

    Four-bedroom home on 3 acres just outside the city limits of Pampa, offering the space and freedom so many buyers are searching for. This property features 1 full bath and two 3/4 baths, plus a detached 2-car garage. Enjoy the best of both worlds with a country feel while still having city water and sewer. Back on the market and improved with a NEW ROOF, this property offers a rare chance to own small acreage close to town. The land provides room for horses, animals, gardens, or future projects--ideal for those wanting space to grow and create their own setup.

21. 2026-04-26
    status Active 566-char remark

    Show marketing remark (566 chars)

    Four-bedroom home on 3 acres just outside the city limits of Pampa, offering the space and freedom so many buyers are searching for. This property features 1 full bath and two 3/4 baths, plus a detached 2-car garage. Enjoy the best of both worlds with a country feel while still having city water and sewer. Back on the market and improved with a NEW ROOF, this property offers a rare chance to own small acreage close to town. The land provides room for horses, animals, gardens, or future projects--ideal for those wanting space to grow and create their own setup.

22. 2026-03-10
    status Pending 1115-char remark

    Show marketing remark (1115 chars)

    NEW Roof. Four-bedroom home on 3 acres just outside the city limits of Pampa, offering the space and freedom so many buyers are searching for. This property features 1 full bath and two ¾ baths, plus a detached 2-car garage. Enjoy the best of both worlds with a country feel while still having city water and sewer. Back on the market and improved with a NEW ROOF, this property offers a rare chance to own small acreage close to town. The land provides room for horses, animals, gardens, or future projects--ideal for those wanting space to grow and create their own setup. This property is priced with condition in mind and will require repairs and updates, making it a great opportunity for investors or buyers looking to customize a home to their vision. Please note: the home is not eligible for FHA or USDA financing. With open space, flexible acreage, and endless potential, this is your chance to build something special just outside Pampa. Bring your ideas, your tools, and your plans--properties like this don't come around often. Schedule your showing today and see the possibilities for yourself.

23. 2026-02-28
    historical Active Under Contract 1115-char remark

    Show marketing remark (566 chars)

    Four-bedroom home on 3 acres just outside the city limits of Pampa, offering the space and freedom so many buyers are searching for. This property features 1 full bath and two 3/4 baths, plus a detached 2-car garage. Enjoy the best of both worlds with a country feel while still having city water and sewer. Back on the market and improved with a NEW ROOF, this property offers a rare chance to own small acreage close to town. The land provides room for horses, animals, gardens, or future projects--ideal for those wanting space to grow and create their own setup.

24. 2026-02-28
    historical Active Under Contract 566-char remark

    Show marketing remark (566 chars)

    Four-bedroom home on 3 acres just outside the city limits of Pampa, offering the space and freedom so many buyers are searching for. This property features 1 full bath and two 3/4 baths, plus a detached 2-car garage. Enjoy the best of both worlds with a country feel while still having city water and sewer. Back on the market and improved with a NEW ROOF, this property offers a rare chance to own small acreage close to town. The land provides room for horses, animals, gardens, or future projects--ideal for those wanting space to grow and create their own setup.

25. 2026-02-25
    price $120,000 566-char remark

    Show marketing remark (1115 chars)

    NEW Roof. Four-bedroom home on 3 acres just outside the city limits of Pampa, offering the space and freedom so many buyers are searching for. This property features 1 full bath and two ¾ baths, plus a detached 2-car garage. Enjoy the best of both worlds with a country feel while still having city water and sewer. Back on the market and improved with a NEW ROOF, this property offers a rare chance to own small acreage close to town. The land provides room for horses, animals, gardens, or future projects--ideal for those wanting space to grow and create their own setup. This property is priced with condition in mind and will require repairs and updates, making it a great opportunity for investors or buyers looking to customize a home to their vision. Please note: the home is not eligible for FHA or USDA financing. With open space, flexible acreage, and endless potential, this is your chance to build something special just outside Pampa. Bring your ideas, your tools, and your plans--properties like this don't come around often. Schedule your showing today and see the possibilities for yourself.

26. 2026-02-25
    price $120,000 1115-char remark

    Show marketing remark (1115 chars)

    NEW Roof. Four-bedroom home on 3 acres just outside the city limits of Pampa, offering the space and freedom so many buyers are searching for. This property features 1 full bath and two ¾ baths, plus a detached 2-car garage. Enjoy the best of both worlds with a country feel while still having city water and sewer. Back on the market and improved with a NEW ROOF, this property offers a rare chance to own small acreage close to town. The land provides room for horses, animals, gardens, or future projects--ideal for those wanting space to grow and create their own setup. This property is priced with condition in mind and will require repairs and updates, making it a great opportunity for investors or buyers looking to customize a home to their vision. Please note: the home is not eligible for FHA or USDA financing. With open space, flexible acreage, and endless potential, this is your chance to build something special just outside Pampa. Bring your ideas, your tools, and your plans--properties like this don't come around often. Schedule your showing today and see the possibilities for yourself.

27. 2026-02-13
    price $133,500 1115-char remark

    Show marketing remark (566 chars)

    Four-bedroom home on 3 acres just outside the city limits of Pampa, offering the space and freedom so many buyers are searching for. This property features 1 full bath and two 3/4 baths, plus a detached 2-car garage. Enjoy the best of both worlds with a country feel while still having city water and sewer. Back on the market and improved with a NEW ROOF, this property offers a rare chance to own small acreage close to town. The land provides room for horses, animals, gardens, or future projects--ideal for those wanting space to grow and create their own setup.

28. 2026-02-13
    price $133,500 566-char remark

    Show marketing remark (566 chars)

    Four-bedroom home on 3 acres just outside the city limits of Pampa, offering the space and freedom so many buyers are searching for. This property features 1 full bath and two 3/4 baths, plus a detached 2-car garage. Enjoy the best of both worlds with a country feel while still having city water and sewer. Back on the market and improved with a NEW ROOF, this property offers a rare chance to own small acreage close to town. The land provides room for horses, animals, gardens, or future projects--ideal for those wanting space to grow and create their own setup.

29. 2026-02-03
    listed $135,000 Active 1115-char remark

    Show marketing remark (1115 chars)

    NEW Roof. Four-bedroom home on 3 acres just outside the city limits of Pampa, offering the space and freedom so many buyers are searching for. This property features 1 full bath and two ¾ baths, plus a detached 2-car garage. Enjoy the best of both worlds with a country feel while still having city water and sewer. Back on the market and improved with a NEW ROOF, this property offers a rare chance to own small acreage close to town. The land provides room for horses, animals, gardens, or future projects--ideal for those wanting space to grow and create their own setup. This property is priced with condition in mind and will require repairs and updates, making it a great opportunity for investors or buyers looking to customize a home to their vision. Please note: the home is not eligible for FHA or USDA financing. With open space, flexible acreage, and endless potential, this is your chance to build something special just outside Pampa. Bring your ideas, your tools, and your plans--properties like this don't come around often. Schedule your showing today and see the possibilities for yourself.

30. 2026-02-02
    listed $135,000 Active 566-char remark

    Show marketing remark (566 chars)

    Four-bedroom home on 3 acres just outside the city limits of Pampa, offering the space and freedom so many buyers are searching for. This property features 1 full bath and two 3/4 baths, plus a detached 2-car garage. Enjoy the best of both worlds with a country feel while still having city water and sewer. Back on the market and improved with a NEW ROOF, this property offers a rare chance to own small acreage close to town. The land provides room for horses, animals, gardens, or future projects--ideal for those wanting space to grow and create their own setup.

31. 2013-06-27
    soldstatus
32. 2013-04-19
    listed $215,000

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$1,343/yr (+$112/mo · 129.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $56,147
• − Mortgage interest: −$7,282
• − Property taxes: −$1,036
• − Insurance: −$650
• − Repairs & maintenance: −$4,492
• − Management: −$4,492
• − Depreciation: −$3,782
• Taxable income: $34,413
• Est. tax owed @ 24.0%: −$8,259
• After-tax cash flow: $26,230/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: Pampa ISD
• NCES district ID: 4834170
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,741
• Composite: 31.43/100
• National rank: #5986
• State rank: #482 of 826 in TX

Livability — Pampa

• Score: 75/100
• State rank: #128
• US rank: #3885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,569

Population outlook (Gray County) Hauer SSP2

• Today (2025): 24,965 people
• By 2030: 26,105 · +4.6%
• By 2040: 28,752 · +15.2%
• By 2050: 31,859 · +27.6%
• By 2075: 39,812 · +59.5%
• By 2100: 43,284 · +73.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Hispanic / Latino 32% Two or more races 6% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Slovak 3% Iranian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 79% English-only · Spanish 21%

Political lean MEDSL · Gray

• 2024 margin: Solid R (+77.1) · D 11.2% · R 88.3%
• 2008→2024 swing: -6.2pp toward R · 2008: -71.0pp · 2024: -77.1pp
• All cycles: 2024: R+77.1 2020: R+77.2 2016: R+78.8 2012: R+75.2 2008: R+71.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.67%
• Current HPI: 128.8525
• 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

-39.5% since first listed

18 events — show timeline

• 2026-05-01 Relisted — AARMLS
• 2026-05-01 Price Changed $130,000 AARMLS
• 2026-05-01 Relisted — PBOR
• 2026-05-01 Price Changed $130,000 PBOR
• 2026-04-26 Delisted — AARMLS
• 2026-04-26 Relisted — AARMLS
• 2026-04-26 Relisted — PBOR
• 2026-03-10 Pending — AARMLS
• 2026-02-28 Contingent — AARMLS
• 2026-02-28 Contingent — PBOR
• 2026-02-25 Price Changed $120,000 PBOR
• 2026-02-25 Price Changed $120,000 AARMLS
• 2026-02-13 Price Changed $133,500 AARMLS
• 2026-02-13 Price Changed $133,500 PBOR
• 2026-02-03 Listed $135,000 AARMLS
• 2026-02-02 Listed $135,000 PBOR
• 2013-06-27 Sold (MLS) — PBOR
• 2013-04-19 Listed $215,000 PBOR

Property tax history

+3.4%/yr

Latest (2025): $1,036 · -29.5% YoY. Source: county tax records.