1304 N Fort · Fort Stockton, TX 79735

$129,000

3 bd · 1.0 ba · 1,050 sqft · Manufactured public records · 15 Days on market

Built 1982 0.37 ac lot ↓ 27% since listing

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Why this score? — see what drove the F 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 +8.2/30.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this lovely 3-bedroom, 2-bathroom home offering 1,866 square feet of comfortable living space on a generous . 37-acre lot. Inside, you'll find plenty of room to spread out, along with abundant storage throughout the home. One of the standout features is the spacious sunroom—a bright and versatile space that's perfect for a thriving plant collection, a cozy reading nook, a home office, or simply enjoying your morning coffee while soaking in the natural light year-round. Whether you're looking for extra space, natural light, or a place to put down roots-look no further.

Key facts

• Generous lot
• Sunroom
• Abundant storage

Tags

• SUNROOM
• ABUNDANT STORAGE
• COMFORTABLE LIVING SPACE
• GENEROUS LOT

Property features AI

Finance

• Other: Lot approximately 0.373 acre

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home (single family, residential)
• Construction: Vinyl siding; Metal roof
• Exterior features: Covered patio; Deck; Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 full bathrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Central air conditioning; Central heating; Range; Refrigerator; Gas water heater
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (24.4% below list).
• Recommended offer: $98k (24.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#532 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Fort Stockton ISD (town): math 23% / reading 28% proficiency, ranked #709 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Fort Stockton Apache El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 333 students, 81% FRL); Fort Stockton Middle (math 15% / reading 23%, grade F, #1,466 of 1,662 statewide, top 89%, 515 students, 59% FRL); Fort Stockton High (math 27% / reading 29%, grade F, #1,170 of 1,632 statewide, top 72%, 698 students, 71% FRL).
• Market conditions: 108 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10 units permitted in Pecos County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pecos County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,500 (24.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
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: 0.76% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.07%
• DSCR: 0.82
• GRM: 11.0

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: -23.1%
• Equity multiple: 0.21×
• Total profit: $-28,683
• Equity at exit: $19,234

10-year hold

• IRR: -17.7%
• Equity multiple: 0.03×
• Total profit: $-34,952
• Equity at exit: $11,154

Cash invested: $36,120 (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 79735

• Active inventory: 108
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$162 /mo · $1,949/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $-122

Break-even live

Break-even rent $1,130

Max offer price $107,379

Occupancy floor —

Sensitivity live

Price	-10% $-49	-5% $-86	+0% $-122	+5% $-159	+10% $-195
Rent	-10% $-199	-5% $-161	+0% $-122	+5% $-84	+10% $-45
Rate	-1.0pp $-57	-0.5pp $-90	base $-122	+0.5pp $-156	+1.0pp $-190

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
902 N Missouri St Unit A Fort Stockton, TX	2.0	1.0	910	$975	$1.07	45d	1	1.32mi

Listing history 12 events

1. 2026-06-21
   days on market $129,000 Active 15 DOM
2. 2026-06-21
   days on market $129,000 Active 14 DOM
3. 2026-06-18
   days on market $129,000 Active 12 DOM
4. 2026-06-17
   days on market $129,000 Active 11 DOM
5. 2026-06-16
   days on market $129,000 Active 10 DOM
6. 2026-06-15
   days on market $129,000 Active 9 DOM
7. 2026-06-13
   days on market $129,000 Active 7 DOM
8. 2026-06-12
   days on market $129,000 Active 6 DOM
9. 2026-06-09
   days on market $129,000 Active 3 DOM
10. 2026-06-08
    days on market $129,000 Active 2 DOM
11. 2026-06-07
    remarks 585-char remark
12. 2026-06-07
    listed $129,000 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: $1,949 · $162/mo
• Projected year-2 tax: $2,361 · $197/mo
• Expected delta: +$412/yr (+$34/mo · 21.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 5 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $11,700
• − Mortgage interest: −$7,226
• − Property taxes: −$1,949
• − Insurance: −$645
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$3,753
• Taxable loss: −$3,745
• Est. tax savings @ 24.0%: +$899
• After-tax cash flow: $-570/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: Fort Stockton ISD
• NCES district ID: 4820190
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $43,194
• Composite: 21.81/100
• National rank: #8247
• State rank: #709 of 826 in TX

Livability — Fort Stockton

• Score: 67/100
• State rank: #532
• US rank: #10399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Stockton, TX
• Population (ZIP): 12,962

Population outlook (Pecos County) Hauer SSP2

• Today (2025): 17,291 people
• By 2030: 17,999 · +4.1%
• By 2040: 19,729 · +14.1%
• By 2050: 21,655 · +25.2%
• By 2075: 26,049 · +50.7%
• By 2100: 27,196 · +57.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 23% White 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 70%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 47% English-only · Spanish 51% Other Indo-European 2%

Political lean MEDSL · Pecos

• 2024 margin: Solid R (+44.8) · D 27.0% · R 71.9% · Other 1.1%
• 2008→2024 swing: -19.8pp toward R · 2008: -25.0pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+39.3 2016: R+21.9 2012: R+22.2 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.34%
• Current HPI: 138.1106
• 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

-27.1% since first listed

6 events — show timeline

• 2026-06-06 Listed $129,000 PBBOR
• 2026-03-14 Price Changed $149,000 PBBOR
• 2025-07-26 Price Changed $157,900 PBBOR
• 2025-05-23 Price Changed $169,900 PBBOR
• 2025-02-20 Price Changed $176,900 PBBOR
• 1992-03-31 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,949 · +10.1% YoY. Source: county tax records.