701 W Division St · Fort Stockton, TX 79735

$72,500

3 bd · 1.0 ba · 1,218 sqft · SingleFamily public records · 45 Days on market

Built 1950 9,627 sqft lot $60/sqft · 72% below area ↓ 26% 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 +24.7/30.0
• 1% rule +8.4/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Solid opportunity for an owner occupant or investor looking for instant equity. This home features tile flooring throughout, functional layout, and strong rental potential. With a little cosmetic updating, this could be a great flip, rental, or affordable primary residence. Deals like this don’t last long. Schedule your walkthrough before it’s gone!

Key facts

• 9,627 sq ft lot
• Built 1950
• Listed 45 days

Property features AI

Finance

• Other: County: Pecos; Country: United States
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking for 2 vehicles; Driveway
• Utilities: City sewer; No municipal utility district
• Home design: Single-family residence; Residential property; One story; Not attached to another property
• Construction: Built in 1950
• Exterior features: Lot less than 0.5 acre (approximately 0.221 acre); Subdivision: Gillis; Use GPS for directions

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Bathrooms: 2 full bathrooms
• Interior features: One-level layout; One living area; One dining area; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#532 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Fort Stockton ISD (town): math 23% / reading 28% proficiency, ranked #709 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Fort Stockton Alamo El (math 32% / reading 27%, grade F, #2,525 of 4,322 statewide, top 62%, 324 students, 68% FRL).
• Market conditions: 108 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10 units permitted in Pecos County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $501 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pecos County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,325 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.34% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• GRM: 6.2

CMA / ARV

• ARV (median comp): $257,634
• List price: $72,500
• Delta: -71.86%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-2,046
• Equity at exit: $10,810

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $10,953
• Equity at exit: $6,268

Cash invested: $20,300 (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 79735

• Active inventory: 108
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$209 /mo · $2,507/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $151

Break-even live

Break-even rent $784

Max offer price $72,500

Occupancy floor 80%

Sensitivity live

Price	-10% $192	-5% $171	+0% $151	+5% $130	+10% $110
Rent	-10% $74	-5% $112	+0% $151	+5% $189	+10% $228
Rate	-1.0pp $187	-0.5pp $169	base $151	+0.5pp $132	+1.0pp $113

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
902 N Missouri St Unit A Fort Stockton, TX	2.0	1.0	910	$975	$1.07	44d	1	0.71mi

Listing history 20 events

1. 2026-06-21
   days on market $72,500 Active 45 DOM
2. 2026-06-18
   days on market $72,500 Active 43 DOM
3. 2026-06-17
   days on market $72,500 Active 42 DOM
4. 2026-06-16
   days on market $72,500 Active 41 DOM
5. 2026-06-15
   days on market $72,500 Active 40 DOM
6. 2026-06-13
   days on market $72,500 Active 38 DOM
7. 2026-06-12
   pricedays on market $72,500 Active 37 DOM
8. 2026-06-09
   days on market $75,000 Active 34 DOM
9. 2026-06-08
   days on market $75,000 Active 33 DOM
10. 2026-06-08
    days on market $75,000 Active 32 DOM
11. 2026-06-07
    days on market $75,000 Active 31 DOM
12. 2026-06-03
    days on market $75,000 Active 28 DOM
13. 2026-06-02
    days on market $75,000 Active 27 DOM
14. 2026-06-01
    days on market $75,000 Active 26 DOM
15. 2026-05-31
    days on market $75,000 Active 25 DOM
16. 2026-05-12
    price $80,000 363-char remark
17. 2026-05-06
    listed $85,000 Active 363-char remark
18. 2023-06-14
    price $98,000
19. 2020-03-13
    soldstatus
20. 1997-07-22
    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: $2,507 · $209/mo
• Projected year-2 tax: $2,507 · $209/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 6/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,700
• − Mortgage interest: −$4,061
• − Property taxes: −$2,507
• − Insurance: −$362
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$2,109
• Taxable income: $789
• Est. tax owed @ 24.0%: −$189
• After-tax cash flow: $1,622/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: Fort Stockton ISD
• NCES district ID: 4820190
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $43,194
• Composite: 21.81/100
• National rank: #8247
• State rank: #709 of 826 in TX

Livability — Fort Stockton

• Score: 67/100
• State rank: #532
• US rank: #10399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Stockton, TX
• Population (ZIP): 12,962

Population outlook (Pecos County) Hauer SSP2

• Today (2025): 17,291 people
• By 2030: 17,999 · +4.1%
• By 2040: 19,729 · +14.1%
• By 2050: 21,655 · +25.2%
• By 2075: 26,049 · +50.7%
• By 2100: 27,196 · +57.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 23% White 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 70%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 47% English-only · Spanish 51% Other Indo-European 2%

Political lean MEDSL · Pecos

• 2024 margin: Solid R (+44.8) · D 27.0% · R 71.9% · Other 1.1%
• 2008→2024 swing: -19.8pp toward R · 2008: -25.0pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+39.3 2016: R+21.9 2012: R+22.2 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.34%
• Current HPI: 138.1106
• 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

-26.0% since first listed

7 events — show timeline

• 2026-06-11 Price Changed $72,500 NTREIS
• 2026-05-28 Price Changed $75,000 NTREIS
• 2026-05-12 Price Changed $80,000 NTREIS
• 2026-05-06 Listed $85,000 NTREIS
• 2023-06-14 Price Changed $98,000 PBBOR
• 2020-03-13 Sold (Public Records) — Public Records
• 1997-07-22 Sold (Public Records) — Public Records

Property tax history

+10.3%/yr

Latest (2025): $2,507 · +0.1% YoY. Source: county tax records.