1313 Garland St · Pampa, TX 79065

$46,200

2 bd · 1.0 ba · 825 sqft · SingleFamily · 429 Days on market

Fair condition $56/sqft · 53% below area

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Why this score? — see what drove the B- 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
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very Comfortable 2 Bedroom Home with nice Living Room

Key facts

• Listed 429 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $46k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($968 rent vs $46k).
• Recommended offer: $41k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 8.3% in Pampa — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: employment D+, crime F, commute 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.
• Zoned schools: Wilson El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 370 students, 88% FRL); Pampa J H (math 32% / reading 31%, grade F, #997 of 1,662 statewide, top 61%, 738 students, 67% FRL); Pampa H S (math 49% / reading 37%, grade F, #713 of 1,632 statewide, top 44%, 1,046 students, 54% FRL) — zoned schools average 70% FRL vs 54% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 305 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $319 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 429 days — a 12% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $40,656 (12.0% below list)

Questions for the listing agent

1. It's been on market 429 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. 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: 2.10% ✓
• Cap rate: 18.48%
• Cash-on-cash: 43.54%
• DSCR: 2.94
• GRM: 4.0

CMA / ARV

• ARV (median comp): $99,000
• List price: $46,200
• Delta: -53.33%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
626 N Starkweather St	0.34mi	2/1.0	836 (+1%)	1mo	$40,000	$48	81
1316 Mary Ellen St	0.16mi	2/1.0	1,020 (+24%)	8mo	$99,000	$97	61
1424 N Russell St	0.32mi	3/1.0 (+1)	965 (+17%)	2mo	$65,000	$67	54
621 Sloan St	0.36mi	2/1.0	768 (-7%)	27mo	$34,990	$46	52
815 W Kingsmill Ave	1.17mi	2/1.0	916 (+11%)	0mo	$72,000	$79	46
2109 N Banks St	0.97mi	3/1.0 (+1)	961 (+16%)	0mo	$45,000	$47	35
333 N Banks St	1.15mi	2/1.0	728 (-12%)	29mo	$38,500	$53	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 40.4%
• Equity multiple: 2.73×
• Total profit: $22,408
• Equity at exit: $6,889

10-year hold

• IRR: 46.7%
• Equity multiple: 5.48×
• Total profit: $58,007
• Equity at exit: $3,995

Cash invested: $12,936 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 8 under contract
• Months of supply: 20.0 mo (5%/mo absorbed)
• Median asking: $57,910 ($60/sqft)
• Median days on market: 119 d
• This list price: 30% of active listings are priced below it
• ARV vs active asking: +99.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 79065

• Active inventory: 305
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $968 high
• Mortgage (P&I): −$242
• Tax from tax record: −$34 /mo · $407/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $469

Break-even live

Break-even rent $374

Max offer price $46,200

Occupancy floor 47%

Sensitivity live

Price	-10% $496	-5% $482	+0% $469	+5% $456	+10% $443
Rent	-10% $393	-5% $431	+0% $469	+5% $508	+10% $546
Rate	-1.0pp $493	-0.5pp $481	base $469	+0.5pp $457	+1.0pp $445

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: $11,550
• Closing costs: $1,386
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 Christine St Pampa, TX	3.0	1.0	1120	$1,300	$1.16	0d	1	0.13mi
1116 Garland St Pampa, TX	2.0	1.0	974	$1,200	$1.23	20d	1	0.22mi
1325 Coffee St Pampa, TX	2.0	1.0	677	$2,400	$3.55	2d	1	0.51mi
1018 Fisher St Pampa, TX	2.0	1.0	700	$650	$0.93	36d	1	0.56mi
821 N Nelson St Unit B Pampa, TX	2.0	1.5	875	$1,000	$1.14	29d	1	0.97mi
808 N Nelson St Pampa, TX	2.0	1.5	875	$900	$1.03	34d	1	0.97mi
120 S Russell St Unit 504 Pampa, TX	1.0	1.0	600	$550	$0.92	36d	1	0.99mi
120 S Russell St Apt 508 Pampa, TX	1.0	1.0	600	$550	$0.92	29d	1	0.99mi
120 S Russell St Apt 502 Pampa, TX	1.0	1.0	600	$550	$0.92	8d	1	0.99mi
120 S Russell St Apt 412 Pampa, TX	1.0	1.0	600	$550	$0.92	0d	1	0.99mi
120 S Russell St Unit 211 Pampa, TX	1.0	1.0	600	$550	$0.92	184d	1	0.99mi
1601 W Somerville St Unit 501 Pampa, TX	1.0	1.0	623	$675	$1.08	2d	1	1.09mi
1601 W Somerville St Unit 1201 Pampa, TX	3.0	2.0	1053	$865	$0.82	0d	1	1.09mi
1601 W Somerville St Unit 103 Pampa, TX	1.0	1.0	700	$700	$1.00	0d	1	1.09mi
1601 W Somerville St Unit 601 Pampa, TX	1.0	1.0	812	$750	$0.92	0d	1	1.09mi
1601 W Somerville St Unit 1001 Pampa, TX	2.0	2.0	935	$780	$0.83	0d	1	1.09mi
2600 N Hobart St Pampa, TX	1.0–2.0	1.0	800	$1,000	$1.25	0d	2	1.36mi
2600 N Hobart St Unit E5 Pampa, TX	2.0	1.0	900	$1,000	$1.11	31d	1	1.36mi
2600 N Hobart St Apt E8 Pampa, TX	2.0	1.0	900	$1,000	$1.11	0d	1	1.39mi
2600 N Hobart St Unit C1 Pampa, TX	2.0	1.0	900	$1,000	$1.11	184d	1	1.39mi

Listing history 17 events

1. 2026-06-21
   days on market $46,200 Active 429 DOM
2. 2026-06-18
   days on market $46,200 Active 427 DOM
3. 2026-06-17
   days on market $46,200 Active 426 DOM
4. 2026-06-16
   days on market $46,200 Active 425 DOM
5. 2026-06-15
   days on market $46,200 Active 424 DOM
6. 2026-06-15
   days on market $46,200 Active 423 DOM
7. 2026-06-13
   days on market $46,200 Active 422 DOM
8. 2026-06-12
   days on market $46,200 Active 421 DOM
9. 2026-06-10
   days on market $46,200 Active 418 DOM
10. 2026-06-08
    days on market $46,200 Active 417 DOM
11. 2026-06-08
    days on market $46,200 Active 416 DOM
12. 2026-06-03
    days on market $46,200 Active 412 DOM
13. 2026-06-02
    days on market $46,200 Active 411 DOM
14. 2026-06-01
    days on market $46,200 Active 410 DOM
15. 2026-05-31
    days on market $46,200 Active 409 DOM
16. 2025-04-14
    listed $46,200 Active 53-char remark

    Show marketing remark (53 chars)

    Very Comfortable 2 Bedroom Home with nice Living Room

17. 2020-10-30
    soldstatus

ⓘ 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: $407 · $34/mo
• Projected year-2 tax: $845 · $70/mo
• Expected delta: +$438/yr (+$37/mo · 107.6%)

ⓘ 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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,618
• − Mortgage interest: −$2,588
• − Property taxes: −$407
• − Insurance: −$231
• − Repairs & maintenance: −$929
• − Management: −$929
• − Depreciation: −$1,344
• Taxable income: $5,189
• Est. tax owed @ 24.0%: −$1,245
• After-tax cash flow: $4,387/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $20,625–$37,125 screening

This home requires significant repairs and maintenance, including a major roof replacement and exterior siding repair, to improve its condition and value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $30,500–$92,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Major Windows (windows) — Windows appear to be old and possibly in need of replacement.
• Major Electrical (electrical) — Electrical panel appears old and may need an upgrade or replacement.
• Major Exterior (exterior) — Exterior siding appears aged and may need repainting or replacement.

Repairs flagged

• Major roof — Missing shingles
• Major exterior siding — Weathered and worn
• Major flooring — Worn carpet
• Minor interior walls — Painted walls

Value-add opportunities

• Both repair roof — Fixes major structural issue ↑
• Both repair exterior siding — Improves curb appeal ↑
• Both replace carpet — Fresh flooring enhances comfort and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Wilson El F TX #2,268/4,322 Nat'l #24,950/41,679 Middle Pampa J H F TX #997/1,662 Nat'l #8,497/14,009 High Pampa H S F TX #713/1,632 Nat'l #7,439/17,239

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

B Composite livability gradescore 75/100

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

• Census place: Pampa, TX
• County: Gray · 24,965 people
• Population (ZIP): 19,569
• Household income: $55,940
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 7% of renters

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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%

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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%
• Languages at home: 79% English-only · Spanish 21%

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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

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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

2 events — show timeline

• 2025-04-14 Listed $46,200 PBOR
• 2020-10-30 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $407 · +14.2% YoY. Source: county tax records.