605 & 607 N Wall St

Shamrock, TX 79079

$45,000B

2 bd · 2.0 ba · 360 sqft · Built 1924 · SingleFamily · Active · 216 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $697/mo
• Mortgage (P&I): −$236
• Tax + insurance: −$67
• HOA: −$0
• Vac / Maint / Mgmt: −$146
• Net cashflow: $248/mo
• Annual: $2,979/yr
• Cap rate: 12.91%
• Cash-on-cash: 23.64%
• DSCR: 2.05
• 1% rule: 1.55%
• Cash to close: $12,600

Investor read

• This is a 2-bed/2.0-bath single-family listed at $45k. Condition is rated poor.
• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($697 rent vs $45k).
• It's been on market 216 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• In year one you build about $932 of equity ($311 loan paydown + $621 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: amenities F, commute F, employment 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.
• Zoned schools: Shamrock El (math 42% / reading 32%, grade F, #1,769 of 4,322 statewide, top 44%, 176 students, 69% FRL); Shamrock Middle (math 17% / reading 32%, grade F, #1,279 of 1,662 statewide, top 78%, 73 students, 64% FRL); Shamrock H S (math 24% / reading 24%, grade F, #1,264 of 1,632 statewide, top 82%, 111 students, 67% FRL).
• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• 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.
• 3 sale attempts since 2y 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.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.
• 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.

Questions for listing agent

• It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• 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?
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Major: Exposed plumbing in kitchen and bathrooms — Structural damage
• Major: Missing cabinet doors in kitchen and bathrooms — Aesthetic and functionality
• Major: Peeling paint throughout — Safety hazard and aesthetic appeal
• Major: Exposed ductwork in HVAC — Safety hazard and functionality
• Major: Overgrown lawn and bare trees — Safety hazard and aesthetic appeal