5183 N Hwy 18 · Fort Stockton, TX 79735

$122,000

5 bd · 1.0 ba · 960 sqft · SingleFamily public records · 507 Days on market

Built 1970 0.55 ac lot ↓ 13% 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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

TWO homes for the price of ONE! 5183 N Hwy 18 and 5185 N Hwy 18 in Fort Stockton. This property sits on approximately . 55 Acres and includes 2 homes. An adobe home with 2 bedrooms and 1 bath and a manufactured home with 3 bedrooms and 1 bath. This property could be your home-sweet-home or could be a great investment opportunity! Call today for more information and to schedule a private showing!

Key facts

• 0.55 acre lot
• Built 1970
• Listed 506 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Recommended offer: $107k (12.0% below list) — sets the bar for market timing.

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-, schools F, amenities 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.
• Market conditions: 109 active listings in the ZIP; 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 $843 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 507 days — a 12% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 507 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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 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?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 8.1

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-5,400
• Equity at exit: $18,191

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $13,730
• Equity at exit: $10,548

Cash invested: $34,160 (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: 109
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$640
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $226

Break-even live

Break-even rent $975

Max offer price $122,000

Occupancy floor 77%

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $122,000 Active 507 DOM
2. 2026-06-17
   days on market $122,000 Active 506 DOM
3. 2026-06-16
   days on market $122,000 Active 505 DOM
4. 2026-06-15
   days on market $122,000 Active 504 DOM
5. 2026-06-13
   days on market $122,000 Active 502 DOM
6. 2026-06-12
   pricedays on market $122,000 Active 501 DOM
7. 2026-06-09
   days on market $129,500 Active 498 DOM
8. 2026-06-08
   days on market $129,500 Active 497 DOM
9. 2026-06-08
   days on market $129,500 Active 496 DOM
10. 2026-06-07
    days on market $129,500 Active 495 DOM
11. 2026-06-03
    days on market $129,500 Active 492 DOM
12. 2026-06-02
    days on market $129,500 Active 491 DOM
13. 2026-06-01
    days on market $129,500 Active 490 DOM
14. 2026-05-31
    days on market $129,500 Active 489 DOM
15. 2026-02-03
    price $129,500 398-char remark

    Show marketing remark (398 chars)

    TWO homes for the price of ONE! 5183 N Hwy 18 and 5185 N Hwy 18 in Fort Stockton. This property sits on approximately . 55 Acres and includes 2 homes. An adobe home with 2 bedrooms and 1 bath and a manufactured home with 3 bedrooms and 1 bath. This property could be your home-sweet-home or could be a great investment opportunity! Call today for more information and to schedule a private showing!

16. 2025-10-01
    price $135,000 398-char remark

    Show marketing remark (398 chars)

    TWO homes for the price of ONE! 5183 N Hwy 18 and 5185 N Hwy 18 in Fort Stockton. This property sits on approximately . 55 Acres and includes 2 homes. An adobe home with 2 bedrooms and 1 bath and a manufactured home with 3 bedrooms and 1 bath. This property could be your home-sweet-home or could be a great investment opportunity! Call today for more information and to schedule a private showing!

17. 2025-08-07
    price $139,000 398-char remark

    Show marketing remark (398 chars)

    TWO homes for the price of ONE! 5183 N Hwy 18 and 5185 N Hwy 18 in Fort Stockton. This property sits on approximately . 55 Acres and includes 2 homes. An adobe home with 2 bedrooms and 1 bath and a manufactured home with 3 bedrooms and 1 bath. This property could be your home-sweet-home or could be a great investment opportunity! Call today for more information and to schedule a private showing!

18. 2025-05-21
    price $143,000 398-char remark

    Show marketing remark (398 chars)

    TWO homes for the price of ONE! 5183 N Hwy 18 and 5185 N Hwy 18 in Fort Stockton. This property sits on approximately . 55 Acres and includes 2 homes. An adobe home with 2 bedrooms and 1 bath and a manufactured home with 3 bedrooms and 1 bath. This property could be your home-sweet-home or could be a great investment opportunity! Call today for more information and to schedule a private showing!

19. 2025-03-20
    price $145,500 398-char remark

    Show marketing remark (398 chars)

    TWO homes for the price of ONE! 5183 N Hwy 18 and 5185 N Hwy 18 in Fort Stockton. This property sits on approximately . 55 Acres and includes 2 homes. An adobe home with 2 bedrooms and 1 bath and a manufactured home with 3 bedrooms and 1 bath. This property could be your home-sweet-home or could be a great investment opportunity! Call today for more information and to schedule a private showing!

20. 2025-01-27
    listed $149,500 Active 398-char remark

    Show marketing remark (398 chars)

    TWO homes for the price of ONE! 5183 N Hwy 18 and 5185 N Hwy 18 in Fort Stockton. This property sits on approximately . 55 Acres and includes 2 homes. An adobe home with 2 bedrooms and 1 bath and a manufactured home with 3 bedrooms and 1 bath. This property could be your home-sweet-home or could be a great investment opportunity! Call today for more information and to schedule a private showing!

ⓘ 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: $956 · $80/mo
• Projected year-2 tax: $2,233 · $186/mo
• Expected delta: +$1,277/yr (+$106/mo · 133.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 19 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: $15,134
• − Mortgage interest: −$6,834
• − Property taxes: −$956
• − Insurance: −$610
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$3,549
• Taxable income: $763
• Est. tax owed @ 24.0%: −$183
• After-tax cash flow: $2,529/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

• 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

-13.4% since first listed

6 events — show timeline

• 2026-02-03 Price Changed $129,500 PBBOR
• 2025-10-01 Price Changed $135,000 PBBOR
• 2025-08-07 Price Changed $139,000 PBBOR
• 2025-05-21 Price Changed $143,000 PBBOR
• 2025-03-20 Price Changed $145,500 PBBOR
• 2025-01-27 Listed $149,500 PBBOR

Property tax history

+13.0%/yr

Latest (2025): $956 · +3.4% YoY. Source: county tax records.