905 Pulitzer St · Silverton, TX 79257

$159,000

3 bd · 1.0 ba · 1,452 sqft · SingleFamily public records · 5 Days on market

Built 1960

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Why this score? — see what drove the D 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 +10.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Charming 3BR, 2BA brick home for sale on a peaceful street in Silverton, TX! This property offers great curb appeal, metal roof, a 1-car carport, a spacious and welcoming living room, an open-concept kitchen and dining area, three generously sized bedrooms, a full bath plus a convenient 1/4 bath, a dedicated utility room, and a small bonus room perfect for extra storage. Enjoy the large backyard with a storage building, beautiful flowers, and decorative touches too. Don't miss out—call today to schedule a showing!

Key facts

• Garage
• Built 1960
• Listed 5 days

Property features AI

Exterior

• Parking: Carport; Detached parking; RV access/parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Natural gas connected; Natural gas available; Cable available
• Home design: Single family residence; One story; Residential property
• Construction: Brick veneer construction; Metal roof
• Exterior features: Storage; Workshop

Interior

• Kitchen: Cooktop; Dishwasher; Built-in refrigerator; Oven; Gas water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning; Electric cooling; Ceiling fan(s)
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-68 ($-822/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (25.6% below list).
• Recommended offer: $118k (25.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#551 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Silverton ISD (rural): math 50% / reading 50% proficiency, ranked #391 of 1,141 in TX (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Briscoe County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,331 (25.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.74% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 11.2

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: 5.8%
• Equity multiple: 1.33×
• Total profit: $14,751
• Equity at exit: $71,493

10-year hold

• IRR: 8.7%
• Equity multiple: 2.32×
• Total profit: $58,594
• Equity at exit: $110,180

Cash invested: $44,520 (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 79257

• Active inventory: 6
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,183 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$103 /mo · $1,239/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-68

Break-even live

Break-even rent $1,270

Max offer price $146,901

Occupancy floor —

Sensitivity live

Price	-10% $22	-5% $-23	+0% $-68	+5% $-113	+10% $-158
Rent	-10% $-162	-5% $-115	+0% $-68	+5% $-22	+10% $25
Rate	-1.0pp $12	-0.5pp $-28	base $-68	+0.5pp $-110	+1.0pp $-152

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $159,000 Active 5 DOM
2. 2026-06-17
   days on market $159,000 Active 4 DOM
3. 2026-06-16
   days on market $159,000 Active 3 DOM
4. 2026-06-15
   days on market $159,000 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $159,000 Active 1 DOM

ⓘ 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: $1,239 · $103/mo
• Projected year-2 tax: $2,910 · $242/mo
• Expected delta: +$1,671/yr (+$139/mo · 134.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,200
• − Mortgage interest: −$8,906
• − Property taxes: −$1,239
• − Insurance: −$795
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$4,625
• Taxable loss: −$3,638
• Est. tax savings @ 24.0%: +$873
• After-tax cash flow: $51/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: Silverton ISD
• NCES district ID: 4840290
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $40,394
• Composite: 43.89/100
• National rank: #6305
• State rank: #391 of 1141 in TX

Livability — Silverton

• Score: 67/100
• State rank: #551
• US rank: #10644

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silverton, TX
• Population (ZIP): 727

Population outlook (Briscoe County) Hauer SSP2

• Today (2025): 1,366 people
• By 2030: 1,300 · -4.8%
• By 2040: 1,176 · -13.9%
• By 2050: 1,054 · -22.8%
• By 2075: 865 · -36.7%
• By 2100: 691 · -49.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 34% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 2% Slovak 2%
• Foreign-born: 12% · Canada
• Languages at home: 70% English-only · Spanish 30%

Political lean MEDSL · Briscoe

• 2024 margin: Solid R (+79.8) · D 9.7% · R 89.5%
• 2008→2024 swing: -30.2pp toward R · 2008: -49.6pp · 2024: -79.8pp
• All cycles: 2024: R+79.8 2020: R+77.4 2016: R+72.8 2012: R+65.6 2008: R+49.6

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

+81.7% since first listed

7 events — show timeline

• 2026-06-13 Listed $159,000 PARMLS
• 2025-10-01 Sold (Public Records) — Public Records
• 2025-09-30 Sold (MLS) — PARMLS
• 2025-09-16 Pending — PARMLS
• 2025-08-14 Price Changed $82,500 PARMLS
• 2025-05-07 Sold (Public Records) — Public Records
• 2025-04-05 Listed $87,500 PARMLS

Property tax history

+4.5%/yr

Latest (2025): $1,239 · +14.8% YoY. Source: county tax records.