1100 N Missouri St

Shamrock, TX 79079

$119,000D

3 bd · 1.5 ba · 1,480 sqft · Built 1963 · SingleFamily · Active · 290 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $980/mo
• Mortgage (P&I): −$624
• Tax + insurance: −$192
• HOA: −$0
• Vac / Maint / Mgmt: −$206
• Net cashflow: $-42/mo
• Annual: $-501/yr
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• 1% rule: 0.82%
• Cash to close: $33,320

Investor read

• This is a 3-bed/1.5-bath single-family listed at $119k.
• At list price, monthly cash flow is $-42 ($-501/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (17.7% below list).
• It's been on market 290 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $98k (17.7% below list) — sets the bar for 1% rule.
• In year one you build about $2k of equity ($823 loan paydown + $2k 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).
• 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.
• 2 sale attempts; this cycle's ask has dropped $21k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.
• 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 290 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
• Built in 1963 — 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?
• 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.