226 W Eshom St · Pampa, TX 79065

$77,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 57 Days on market

$84/sqft · 117% above 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

COZY 3-bedroom 1 bath home right on the south edge of town. This home sits on . 37 acres and has that country feel to it and exudes that private, quiet, homey feel. Plenty of outdoor space for shops, RV parking, storage buildings, garden, landscaping or whatever one would want to enjoy. City of Pampa water and gas. The septic system was redone around 2017 according to the sellers. This unique property has a lot to offer her new owners. Call for your private showing today!

Key facts

• Garden
• Rv parking
• Landscaping

Tags

• OUTDOOR SPACE
• RV PARKING
• STORAGE BUILDINGS
• GARDEN
• LANDSCAPING
• SEPTIC SYSTEM REDONE

Property features AI

Exterior

• Parking: Detached parking
• Home design: Single-family residence; Residential property; Single story
• Construction: Frame construction; Built as a one-story
• Exterior features: Chain link fencing; Metal roof

Interior

• Bathrooms: 1 full bathroom
• Interior features: One-level layout; Frame construction

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $75k (3.0% below list) — sets the bar for market timing.

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: Lamar El (math 45% / reading 33%, grade F, #1,651 of 4,322 statewide, top 39%, 461 students, 84% 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).
• Market conditions: 182 active listings in the ZIP; 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 $532 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe 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 $74,690 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.39% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.14%
• DSCR: 1.94
• GRM: 6.0

CMA / ARV

• ARV (median comp): $35,464
• List price: $77,000
• Delta: 117.12%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.6%
• Equity multiple: 1.54×
• Total profit: $11,686
• Equity at exit: $11,481

10-year hold

• IRR: 22.4%
• Equity multiple: 2.91×
• Total profit: $41,224
• Equity at exit: $6,658

Cash invested: $21,560 (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 79065

• Active inventory: 182
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,072 medium
• Mortgage (P&I): −$404
• Tax from tax record: −$31 /mo · $372/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $380

Break-even live

Break-even rent $591

Max offer price $77,000

Occupancy floor 60%

Sensitivity live

Price	-10% $423	-5% $402	+0% $380	+5% $358	+10% $336
Rent	-10% $295	-5% $337	+0% $380	+5% $422	+10% $464
Rate	-1.0pp $419	-0.5pp $399	base $380	+0.5pp $360	+1.0pp $340

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $77,000 Active 57 DOM
2. 2026-06-21
   days on market $77,000 Active 56 DOM
3. 2026-06-18
   days on market $77,000 Active 54 DOM
4. 2026-06-17
   days on market $77,000 Active 53 DOM
5. 2026-06-16
   days on market $77,000 Active 52 DOM
6. 2026-06-15
   days on market $77,000 Active 51 DOM
7. 2026-06-15
   days on market $77,000 Active 50 DOM
8. 2026-06-13
   days on market $77,000 Active 49 DOM
9. 2026-06-12
   days on market $77,000 Active 48 DOM
10. 2026-06-10
    days on market $77,000 Active 45 DOM
11. 2026-06-08
    days on market $77,000 Active 44 DOM
12. 2026-06-08
    days on market $77,000 Active 43 DOM
13. 2026-06-03
    days on market $77,000 Active 39 DOM
14. 2026-06-02
    days on market $77,000 Active 38 DOM
15. 2026-06-01
    days on market $77,000 Active 37 DOM
16. 2026-05-31
    days on market $77,000 Active 36 DOM
17. 2026-04-26
    listed $77,000 Active 476-char remark

ⓘ 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: $372 · $31/mo
• Projected year-2 tax: $1,409 · $117/mo
• Expected delta: +$1,037/yr (+$86/mo · 278.7%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,861
• − Mortgage interest: −$4,313
• − Property taxes: −$372
• − Insurance: −$385
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$2,240
• Taxable income: $3,493
• Est. tax owed @ 24.0%: −$838
• After-tax cash flow: $3,719/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: 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

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

• Population (ZIP): 19,569

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%

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%
• Common ancestry: Slovak 3% Iranian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 79% English-only · Spanish 21%

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

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

1 event — show timeline

• 2026-04-26 Listed $77,000 PBOR

Property tax history

+9.2%/yr

Latest (2025): $372 · +5.8% YoY. Source: county tax records.