715 S Main St

Shamrock, TX 79079

$100,300D

3 bd · 3.0 ba · 2,334 sqft · Built 1990 · SingleFamily · Active · 67 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $986/mo
• Mortgage (P&I): −$526
• Tax + insurance: −$336
• HOA: −$0
• Vac / Maint / Mgmt: −$207
• Net cashflow: $-84/mo
• Annual: $-1,005/yr
• Cap rate: 5.29%
• Cash-on-cash: -3.58%
• DSCR: 0.84
• 1% rule: 0.98%
• Cash to close: $28,084

Investor read

• This is a 3-bed/3.0-bath single-family listed at $100k.
• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $86k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (1.7% below list).
• It's been on market 67 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $86k (14.7% below list) — sets the bar for cash-flow.
• In year one you build about $2k of equity ($693 loan paydown + $1k appreciation (1.4% local appreciation)).
• Location reads 65/100 on livability (#666 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-; Watch: schools D-, amenities F, commute F.
• Shamrock ISD (rural): math 39% / reading 37% proficiency, ranked #811 of 1,141 in TX (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Watch-outs: property tax is 3.5% of price.
• Market conditions: 23 active listings in the ZIP.
• Wheeler County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.

Questions for listing agent

• 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?
• It's been on market 67 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.