1841 County Road 36080 · Petty, TX 75446

$125,000

3 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 189 Days on market

Built 2013 1.90 ac lot ↓ 8% since listing

---

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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +6.2/10.0
• Appreciation +6.0/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy peaceful rural living in this 3-bedroom, 2-bath home with a bonus office, set on beautiful open acreage. Inside features spacious rooms and an easy-flow layout. Outside, a huge carport offers plenty of covered parking or storage. A perfect spot for anyone wanting space, privacy, and country charm.

Key facts

• Covered parking
• Country charm
• Huge carport

Tags

• OPEN ACREAGE
• BONUS OFFICE
• HUGE CARPORT
• COVERED PARKING
• COUNTRY CHARM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Chisum ISD (rural): math 48% / reading 56% proficiency, ranked #146 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 138 active listings in the ZIP; 119 units permitted in Lamar County in 2024 (71 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($864 loan paydown + $2k appreciation (1.9% local appreciation)).
• Lamar County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, 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 189 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.12% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.51×
• Total profit: $17,960
• Equity at exit: $48,664

10-year hold

• IRR: 12.7%
• Equity multiple: 2.70×
• Total profit: $59,392
• Equity at exit: $69,589

Cash invested: $35,000 (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 75446

• Home prices YoY: 0.8%
• Active inventory: 138
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,404 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$246 /mo · $2,951/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $156

Break-even live

Break-even rent $1,207

Max offer price $125,000

Occupancy floor 84%

Sensitivity live

Price	-10% $226	-5% $191	+0% $156	+5% $120	+10% $85
Rent	-10% $45	-5% $100	+0% $156	+5% $211	+10% $267
Rate	-1.0pp $219	-0.5pp $187	base $156	+0.5pp $123	+1.0pp $90

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $125,000 Active 189 DOM
2. 2026-06-18
   days on market $125,000 Active 188 DOM
3. 2026-06-17
   days on market $125,000 Active 187 DOM
4. 2026-06-16
   days on market $125,000 Active 186 DOM
5. 2026-06-15
   days on market $125,000 Active 185 DOM
6. 2026-06-14
   days on market $125,000 Active 183 DOM
7. 2026-06-12
   days on market $125,000 Active 182 DOM
8. 2026-06-09
   days on market $125,000 Active 179 DOM
9. 2026-06-08
   days on market $125,000 Active 178 DOM
10. 2026-06-07
    days on market $125,000 Active 177 DOM
11. 2026-06-05
    days on market $125,000 Active 175 DOM
12. 2026-06-03
    days on market $125,000 Active 173 DOM
13. 2026-06-02
    days on market $125,000 Active 172 DOM
14. 2026-06-01
    days on market $125,000 Active 171 DOM
15. 2026-05-31
    days on market $125,000 Active 170 DOM
16. 2026-05-31
    days on market $125,000 Active 169 DOM
17. 2026-05-04
    price $185,000 304-char remark

    Show marketing remark (304 chars)

    Enjoy peaceful rural living in this 3-bedroom, 2-bath home with a bonus office, set on beautiful open acreage. Inside features spacious rooms and an easy-flow layout. Outside, a huge carport offers plenty of covered parking or storage. A perfect spot for anyone wanting space, privacy, and country charm.

18. 2025-12-12
    listed $200,000 Active 304-char remark

    Show marketing remark (304 chars)

    Enjoy peaceful rural living in this 3-bedroom, 2-bath home with a bonus office, set on beautiful open acreage. Inside features spacious rooms and an easy-flow layout. Outside, a huge carport offers plenty of covered parking or storage. A perfect spot for anyone wanting space, privacy, and country charm.

ⓘ 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: $2,951 · $246/mo
• Projected year-2 tax: $2,951 · $246/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,848
• − Mortgage interest: −$7,002
• − Property taxes: −$2,951
• − Insurance: −$625
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$3,636
• Taxable loss: −$62
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $1,883/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: Chisum ISD
• NCES district ID: 4800012
• Math proficiency: 48% ▼ -8.00%
• Reading proficiency: 56% ▼ -6.00%
• Median HH income: $48,459
• Composite: 44.27/100
• National rank: #2839
• State rank: #146 of 826 in TX

Livability — Petty

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,653

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 48,319 people
• By 2030: 47,160 · -2.4%
• By 2040: 44,621 · -7.7%
• By 2050: 42,024 · -13.0%
• By 2075: 36,577 · -24.3%
• By 2100: 30,580 · -36.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 13% Black 11% Two or more races 6%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 9% German/W. Germanic 4% Other Indo-European 1%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+61.0) · D 19.2% · R 80.3%
• 2008→2024 swing: -19.1pp toward R · 2008: -42.0pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+57.4 2016: R+59.2 2012: R+50.3 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.90%
• Current HPI: 235.8238
• 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

-7.5% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $185,000 NTREIS
• 2025-12-12 Listed $200,000 NTREIS

Property tax history

+4.8%/yr

Latest (2025): $2,951 · +10.8% YoY. Source: county tax records.