10420 Sixth St · Pettus, TX 78146

$63,000

2 bd · 1.0 ba · 990 sqft · SingleFamily · 158 Days on market

Built 1956 Fair condition 0.26 ac lot $64/sqft · 18% below area Est $77k · 18% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Whether you’re searching for a place to call home or a great investment opportunity, Situated on an oversized lot, the home features a well-designed layout with a large living room and a spacious kitchen with a breakfast area. Two comfortable bedrooms, a full bath, and a generous laundry room complete the interior. Flooring includes wood, laminate in the living room, and vinyl in the kitchen. Enjoy outdoor living in the expansive yard with mature trees and a large covered patio perfect for relaxing or entertaining. Conveniently located within easy distance of local schools and the amenities of Pettus, Texas.

Key facts

• Expansive yard
• Spacious kitchen
• Large living room

Tags

• OVERSIZED LOT
• LARGE LIVING ROOM
• SPACIOUS KITCHEN
• BREAKFAST AREA
• GENEROUS LAUNDRY ROOM
• EXPANSIVE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $63k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#846 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety C-, crime D+, schools F.
• Pettus ISD (rural): math 36% / reading 37% proficiency, ranked #829 of 1,141 in TX (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 15 units permitted in Bee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($436 loan paydown + $2k appreciation (3.0% local appreciation)).
• Bee County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $17k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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.
9. 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.
10. 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: 1.67% ✓
• Cap rate: 13.80%
• Cash-on-cash: 26.81%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (median comp): $76,805
• List price: $63,000
• Delta: -17.97%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 32.8%
• Equity multiple: 2.85×
• Total profit: $32,707
• Equity at exit: $28,328

10-year hold

• IRR: 33.1%
• Equity multiple: 5.61×
• Total profit: $81,286
• Equity at exit: $43,656

Cash invested: $17,640 (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 78146

• Active inventory: 18
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$330
• Tax est. 1.5%: −$79 /mo · $945/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $394

Break-even live

Break-even rent $551

Max offer price $63,000

Occupancy floor 57%

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 North St Unit 3 Pettus, TX	2.0	1.5	963	$1,050	$1.09	21d	1	1.18mi

Listing history 30 events

1. 2026-06-19
   days on market $63,000 Active 158 DOM
2. 2026-06-18
   days on market $63,000 Active 157 DOM
3. 2026-06-17
   days on market $63,000 Active 156 DOM
4. 2026-06-16
   days on market $63,000 Active 155 DOM
5. 2026-06-15
   days on market $63,000 Active 154 DOM
6. 2026-06-14
   days on market $63,000 Active 152 DOM
7. 2026-06-12
   days on market $63,000 Active 151 DOM
8. 2026-06-09
   days on market $63,000 Active 148 DOM
9. 2026-06-08
   days on market $63,000 Active 147 DOM
10. 2026-06-07
    days on market $63,000 Active 146 DOM
11. 2026-06-07
    days on market $63,000 Active 145 DOM
12. 2026-06-03
    days on market $63,000 Active 142 DOM
13. 2026-06-02
    days on market $63,000 Active 141 DOM
14. 2026-06-01
    days on market $63,000 Active 140 DOM
15. 2026-05-31
    days on market $63,000 Active 139 DOM
16. 2026-05-30
    days on market $63,000 Active 138 DOM
17. 2026-04-09
    price $63,000 621-char remark

    Show marketing remark (621 chars)

    Whether you’re searching for a place to call home or a great investment opportunity, Situated on an oversized lot, the home features a well-designed layout with a large living room and a spacious kitchen with a breakfast area. Two comfortable bedrooms, a full bath, and a generous laundry room complete the interior. Flooring includes wood, laminate in the living room, and vinyl in the kitchen. Enjoy outdoor living in the expansive yard with mature trees and a large covered patio perfect for relaxing or entertaining. Conveniently located within easy distance of local schools and the amenities of Pettus, Texas.

18. 2026-03-09
    price $69,000 621-char remark

    Show marketing remark (621 chars)

    Whether you’re searching for a place to call home or a great investment opportunity, Situated on an oversized lot, the home features a well-designed layout with a large living room and a spacious kitchen with a breakfast area. Two comfortable bedrooms, a full bath, and a generous laundry room complete the interior. Flooring includes wood, laminate in the living room, and vinyl in the kitchen. Enjoy outdoor living in the expansive yard with mature trees and a large covered patio perfect for relaxing or entertaining. Conveniently located within easy distance of local schools and the amenities of Pettus, Texas.

19. 2026-02-23
    price $75,000 621-char remark

    Show marketing remark (621 chars)

    Whether you’re searching for a place to call home or a great investment opportunity, Situated on an oversized lot, the home features a well-designed layout with a large living room and a spacious kitchen with a breakfast area. Two comfortable bedrooms, a full bath, and a generous laundry room complete the interior. Flooring includes wood, laminate in the living room, and vinyl in the kitchen. Enjoy outdoor living in the expansive yard with mature trees and a large covered patio perfect for relaxing or entertaining. Conveniently located within easy distance of local schools and the amenities of Pettus, Texas.

20. 2026-01-12
    listed $80,000 Active 621-char remark

    Show marketing remark (621 chars)

    Whether you’re searching for a place to call home or a great investment opportunity, Situated on an oversized lot, the home features a well-designed layout with a large living room and a spacious kitchen with a breakfast area. Two comfortable bedrooms, a full bath, and a generous laundry room complete the interior. Flooring includes wood, laminate in the living room, and vinyl in the kitchen. Enjoy outdoor living in the expansive yard with mature trees and a large covered patio perfect for relaxing or entertaining. Conveniently located within easy distance of local schools and the amenities of Pettus, Texas.

21. 2021-06-22
    historical 915-char remark

    Show marketing remark (915 chars)

    Are you looking for your next home or an investment opportunity in quaint Pettus? You just found it! This single story home comes with the potential of a steady income stream or could be your next residence. It is within easy distance to the local schools and the amenities Pettus has to offer. The well-laid out home sits on a nice-sized lot and has been tenant occupied for many years. It could be kept as a rental for immediate income if so desired as tenant would like to stay. The current rental amount is $550 but could be raised after some TLC. The home boasts a very nice layout with a large living room and very spacious kitchen with breakfast area. Two nice sized bedrooms, a full bath, and spacious laundry room complete the living area. The home has wood floors, laminate in the living room, and vinyl in the kitchen. You will love the large yard with mature trees and the super spacious covered patio.

22. 2021-06-21
    soldstatus Sold

    Show marketing remark (915 chars)

    Are you looking for your next home or an investment opportunity in quaint Pettus? You just found it! This single story home comes with the potential of a steady income stream or could be your next residence. It is within easy distance to the local schools and the amenities Pettus has to offer. The well-laid out home sits on a nice-sized lot and has been tenant occupied for many years. It could be kept as a rental for immediate income if so desired as tenant would like to stay. The current rental amount is $550 but could be raised after some TLC. The home boasts a very nice layout with a large living room and very spacious kitchen with breakfast area. Two nice sized bedrooms, a full bath, and spacious laundry room complete the living area. The home has wood floors, laminate in the living room, and vinyl in the kitchen. You will love the large yard with mature trees and the super spacious covered patio.

23. 2021-06-21
    soldstatus Closed 915-char remark

    Show marketing remark (915 chars)

    Are you looking for your next home or an investment opportunity in quaint Pettus? You just found it! This single story home comes with the potential of a steady income stream or could be your next residence. It is within easy distance to the local schools and the amenities Pettus has to offer. The well-laid out home sits on a nice-sized lot and has been tenant occupied for many years. It could be kept as a rental for immediate income if so desired as tenant would like to stay. The current rental amount is $550 but could be raised after some TLC. The home boasts a very nice layout with a large living room and very spacious kitchen with breakfast area. Two nice sized bedrooms, a full bath, and spacious laundry room complete the living area. The home has wood floors, laminate in the living room, and vinyl in the kitchen. You will love the large yard with mature trees and the super spacious covered patio.

24. 2021-05-19
    status Pending SB
25. 2021-05-18
    status Pending 915-char remark

    Show marketing remark (915 chars)

    Are you looking for your next home or an investment opportunity in quaint Pettus? You just found it! This single story home comes with the potential of a steady income stream or could be your next residence. It is within easy distance to the local schools and the amenities Pettus has to offer. The well-laid out home sits on a nice-sized lot and has been tenant occupied for many years. It could be kept as a rental for immediate income if so desired as tenant would like to stay. The current rental amount is $550 but could be raised after some TLC. The home boasts a very nice layout with a large living room and very spacious kitchen with breakfast area. Two nice sized bedrooms, a full bath, and spacious laundry room complete the living area. The home has wood floors, laminate in the living room, and vinyl in the kitchen. You will love the large yard with mature trees and the super spacious covered patio.

26. 2021-05-16
    historical Active Under Contract 915-char remark

    Show marketing remark (915 chars)

    Are you looking for your next home or an investment opportunity in quaint Pettus? You just found it! This single story home comes with the potential of a steady income stream or could be your next residence. It is within easy distance to the local schools and the amenities Pettus has to offer. The well-laid out home sits on a nice-sized lot and has been tenant occupied for many years. It could be kept as a rental for immediate income if so desired as tenant would like to stay. The current rental amount is $550 but could be raised after some TLC. The home boasts a very nice layout with a large living room and very spacious kitchen with breakfast area. Two nice sized bedrooms, a full bath, and spacious laundry room complete the living area. The home has wood floors, laminate in the living room, and vinyl in the kitchen. You will love the large yard with mature trees and the super spacious covered patio.

27. 2021-05-08
    historical Active Option
28. 2021-05-04
    price $45,000
29. 2021-02-01
    listed $49,999 Active

    Show marketing remark (915 chars)

    Are you looking for your next home or an investment opportunity in quaint Pettus? You just found it! This single story home comes with the potential of a steady income stream or could be your next residence. It is within easy distance to the local schools and the amenities Pettus has to offer. The well-laid out home sits on a nice-sized lot and has been tenant occupied for many years. It could be kept as a rental for immediate income if so desired as tenant would like to stay. The current rental amount is $550 but could be raised after some TLC. The home boasts a very nice layout with a large living room and very spacious kitchen with breakfast area. Two nice sized bedrooms, a full bath, and spacious laundry room complete the living area. The home has wood floors, laminate in the living room, and vinyl in the kitchen. You will love the large yard with mature trees and the super spacious covered patio.

30. 2021-02-01
    listed $49,999 Active 915-char remark

    Show marketing remark (915 chars)

    Are you looking for your next home or an investment opportunity in quaint Pettus? You just found it! This single story home comes with the potential of a steady income stream or could be your next residence. It is within easy distance to the local schools and the amenities Pettus has to offer. The well-laid out home sits on a nice-sized lot and has been tenant occupied for many years. It could be kept as a rental for immediate income if so desired as tenant would like to stay. The current rental amount is $550 but could be raised after some TLC. The home boasts a very nice layout with a large living room and very spacious kitchen with breakfast area. Two nice sized bedrooms, a full bath, and spacious laundry room complete the living area. The home has wood floors, laminate in the living room, and vinyl in the kitchen. You will love the large yard with mature trees and the super spacious covered patio.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,600
• − Mortgage interest: −$3,529
• − Property taxes: −$945
• − Insurance: −$315
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$1,833
• Taxable income: $3,962
• Est. tax owed @ 24.0%: −$951
• After-tax cash flow: $3,779/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and value. Key areas for improvement include the kitchen and bathroom flooring, as well as exterior siding and landscaping.

Repairs flagged

• Major Kitchen flooring — Worn and damaged
• Major Bathroom flooring — Worn and damaged
• Major Living room flooring — Worn and damaged
• Minor Exterior siding — Some discoloration

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace kitchen flooring — Improves functionality and appearance
• Both Replace bathroom flooring — Improves functionality and appearance
• Both Landscaping and curb appeal — Enhances overall property value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen flooring · Worn and damaged	Major	$15,000–50,000
Bathroom flooring · Worn and damaged	Major	$15,000–50,000
Living room flooring · Worn and damaged	Major	$15,000–50,000
Exterior siding · Some discoloration	Minor	$500–3,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen flooring — Improves functionality and appearance ↑
• Both Replace bathroom flooring — Improves functionality and appearance ↑
• Both Landscaping and curb appeal — Enhances overall property value and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pettus ISD
• NCES district ID: 4834770
• Math proficiency: 36% ▲ 11.00%
• Reading proficiency: 37% ▲ 7.00%
• Median HH income: $46,570
• Composite: 33.83/100
• National rank: #10377
• State rank: #829 of 1141 in TX

Livability — Pettus

• Score: 63/100
• State rank: #846
• US rank: #15296

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pettus, TX
• Population (ZIP): 740

Population outlook (Bee County) Hauer SSP2

• Today (2025): 35,003 people
• By 2030: 36,447 · +4.1%
• By 2040: 39,810 · +13.7%
• By 2050: 43,525 · +24.3%
• By 2075: 51,766 · +47.9%
• By 2100: 53,434 · +52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (55%)
• Race & ethnicity: Hispanic / Latino 55% Two or more races 50% White 42% Black 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Scotch-Irish 1% Lithuanian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 77% English-only · Spanish 23%

Political lean MEDSL · Bee

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -29.8pp toward R · 2008: -10.1pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+28.9 2016: R+15.4 2012: R+11.5 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+26.0% since first listed

14 events — show timeline

• 2026-04-09 Price Changed $63,000 CBMLS
• 2026-03-09 Price Changed $69,000 CBMLS
• 2026-02-23 Price Changed $75,000 CBMLS
• 2026-01-12 Listed $80,000 CBMLS
• 2021-06-22 Delisted — CBMLS
• 2021-06-21 Sold (MLS) — LERA
• 2021-06-21 Sold (MLS) — CBMLS
• 2021-05-19 Pending — LERA
• 2021-05-18 Pending — CBMLS
• 2021-05-16 Contingent — CBMLS
• 2021-05-08 Contingent — LERA
• 2021-05-04 Price Changed $45,000 LERA
• 2021-02-01 Listed $49,999 LERA
• 2021-02-01 Listed $49,999 CBMLS