2014 S Drake Dr · Perryton, TX 79070

$82,500

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 25 Days on market

Built 1961 6,600 sqft lot ↓ 8% 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 +19.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• DSCR +6.1/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Super cute 3 bedroom home with central heat/air, updated windows, updated paint. real fireplace, attached garage. Has partial brick. Fenced yard.

Key facts

• Fenced yard
• Updated windows
• Updated paint

Tags

• CENTRAL HEAT AIR
• UPDATED WINDOWS
• UPDATED PAINT
• REAL FIREPLACE
• FENCED YARD

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Garage faces front; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Faces east
• Construction: Brick, brick veneer and wood siding exterior; Frame construction; Pillar/post/pier foundation; Composition roof; Built as residential single-family
• Exterior features: Wood fencing; No pool; Other structures: none; Lot roughly 60 x 110

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (natural gas and electric); Central air conditioning; Ceiling fan(s)
• Interior features: Living room wood-burning fireplace; Range, dishwasher and refrigerator included; Gas water heater
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($944 rent vs $82k).
• Recommended offer: $81k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#97 in TX, #3,326 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities D+, schools F.
• Perryton ISD (town): math 53% / reading 47% proficiency, ranked #186 of 826 in TX (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 42 active listings in the ZIP; 4 units permitted in Ochiltree County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $570 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ochiltree County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $81,262 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.14% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 7.3

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-7,467
• Equity at exit: $12,301

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $1,280
• Equity at exit: $7,133

Cash invested: $23,100 (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 79070

• Active inventory: 42
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $944 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$187 /mo · $2,243/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $92

Break-even live

Break-even rent $828

Max offer price $82,500

Occupancy floor 85%

Sensitivity live

Price	-10% $138	-5% $115	+0% $92	+5% $68	+10% $45
Rent	-10% $17	-5% $54	+0% $92	+5% $129	+10% $166
Rate	-1.0pp $133	-0.5pp $113	base $92	+0.5pp $70	+1.0pp $49

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $82,500 Active 25 DOM
2. 2026-06-18
   days on market $82,500 Active 23 DOM
3. 2026-06-17
   days on market $82,500 Active 22 DOM
4. 2026-06-16
   days on market $82,500 Active 21 DOM
5. 2026-06-15
   days on market $82,500 Active 20 DOM
6. 2026-06-15
   days on market $82,500 Active 19 DOM
7. 2026-06-13
   days on market $82,500 Active 18 DOM
8. 2026-06-12
   days on market $82,500 Active 17 DOM
9. 2026-06-09
   days on market $82,500 Active 14 DOM
10. 2026-06-08
    days on market $82,500 Active 13 DOM
11. 2026-06-08
    days on market $82,500 Active 12 DOM
12. 2026-06-07
    days on market $82,500 Active 11 DOM
13. 2026-06-03
    days on market $82,500 Active 8 DOM
14. 2026-06-02
    days on market $82,500 Active 7 DOM
15. 2026-06-01
    days on market $82,500 Active 6 DOM
16. 2026-05-31
    days on market $82,500 Active 5 DOM
17. 2026-05-26
    listed $82,500 Active
18. 2024-04-25
    price $87,000
19. 2022-06-28
    price $89,000
20. 2022-01-17
    listed $90,000
21. 2007-05-11
    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: $2,243 · $187/mo
• Projected year-2 tax: $2,243 · $187/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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,324
• − Mortgage interest: −$4,621
• − Property taxes: −$2,243
• − Insurance: −$412
• − Repairs & maintenance: −$906
• − Management: −$906
• − Depreciation: −$2,400
• Taxable loss: −$164
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $1,139/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: Perryton ISD
• NCES district ID: 4834650
• Math proficiency: 53% ▲ 8.00%
• Reading proficiency: 47% ▲ 6.00%
• Median HH income: $49,119
• Composite: 42.73/100
• National rank: #3159
• State rank: #186 of 826 in TX

Livability — Perryton

• Score: 76/100
• State rank: #97
• US rank: #3326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perryton, TX
• Population (ZIP): 9,655

Population outlook (Ochiltree County) Hauer SSP2

• Today (2025): 11,879 people
• By 2030: 12,522 · +5.4%
• By 2040: 13,989 · +17.8%
• By 2050: 15,572 · +31.1%
• By 2075: 19,380 · +63.1%
• By 2100: 22,039 · +85.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (56%)
• Race & ethnicity: Hispanic / Latino 56% White 41% Two or more races 13%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 30% · Canada
• Languages at home: 53% English-only · Spanish 46%

Political lean MEDSL · Ochiltree

• 2024 margin: Solid R (+81.6) · D 8.9% · R 90.5%
• 2008→2024 swing: +2.3pp toward D · 2008: -83.9pp · 2024: -81.6pp
• All cycles: 2024: R+81.6 2020: R+79.5 2016: R+79.0 2012: R+82.4 2008: R+83.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.26%
• Current HPI: 102.4171
• 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

-8.3% since first listed

5 events — show timeline

• 2026-05-26 Listed $82,500 AARMLS
• 2024-04-25 Price Changed $87,000 AARMLS
• 2022-06-28 Price Changed $89,000 AARMLS
• 2022-01-17 Listed $90,000 AARMLS
• 2007-05-11 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,243 · +0.8% YoY. Source: county tax records.