1004 Childress St · Wellington, TX 79095

$75,000

3 bd · 1.0 ba · 1,346 sqft · SingleFamily public records · 158 Days on market

Built 1945 5,053 sqft lot $56/sqft · 130% above area ↓ 6% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Exterior upgrades include new siding and windows plus a newer roof. The 3-bedroom, 1.5 bath, neat and tidy property offers a large laundry room, fresh interior paint and an electric hot water heater. Spotlighting the 9-foot ceilings, flooring includes wood-look laminate, tile, hardwood and fiber board. Three window units cool the residence while a floor furnace and gas wall heaters in the bathrooms heat the home. Detached 2-car garage in the fenced backyard features cinder block construction with a workshop encompassing 924 total square feet. Privacy fence, storm cellar and locked drive-thru gate round out the amenities. Located in the heart of the community near downtown Wellington, home is within walking distance of many churches, the Wellington Ritz Theatre and Collingsworth County Museum, and not too far from the campuses of Wellington Independent School District and the extensive medical facilities. Pre-approved or cash buyers should make your request to view the property today. NO TRESPASSING. PLEASE DO NOT ACCESS PROPERTY WITHOUT BEING ACCOMPANIED BY THE LISTING AGENT OR AN AGENT WHO HAS WRITTEN PERMISSION FROM THE LISTING AGENT. All prospective Buyers must present a Pre-Qualification Letter, a Pre-Approval Letter and/or a Bank Letter confirming Proof of Funds prior to any showing. As with any Exclusive Listing Agreement, our owners are not to negotiate with any prospective buyers, but to refer all prospective buyers to the Listing Agent. Please do not contact any of the owners directly. This property is not for Rent, not for Lease and Owner Financing is not available.

Key facts

• New siding
• Newer roof
• Wood look laminate

Tags

• NEW SIDING
• NEW WINDOWS
• NEWER ROOF
• LARGE LAUNDRY ROOM
• 9 FOOT CEILINGS
• WOOD LOOK LAMINATE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#930 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools C-, amenities F, commute F.
• Wellington ISD (rural): math 41% / reading 40% proficiency, ranked #417 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.1% local appreciation)).
• Collingsworth County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.51% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.38%
• DSCR: 2.04
• GRM: 5.5

CMA / ARV

• ARV (median comp): $32,618
• List price: $75,000
• Delta: 129.94%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

3.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.6%
• Equity multiple: 2.68×
• Total profit: $35,309
• Equity at exit: $33,956

10-year hold

• IRR: 30.0%
• Equity multiple: 5.23×
• Total profit: $88,915
• Equity at exit: $52,512

Cash invested: $21,000 (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 79095

• Home prices YoY: 3.3%
• Active inventory: 7
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$62 /mo · $749/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $409

Break-even live

Break-even rent $616

Max offer price $75,000

Occupancy floor 59%

Sensitivity live

Price	-10% $452	-5% $430	+0% $409	+5% $388	+10% $367
Rent	-10% $320	-5% $364	+0% $409	+5% $454	+10% $499
Rate	-1.0pp $447	-0.5pp $428	base $409	+0.5pp $390	+1.0pp $370

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $75,000 Active 158 DOM
2. 2026-06-18
   days on market $75,000 Active 156 DOM
3. 2026-06-17
   days on market $75,000 Active 155 DOM
4. 2026-06-16
   days on market $75,000 Active 154 DOM
5. 2026-06-15
   days on market $75,000 Active 153 DOM
6. 2026-06-15
   days on market $75,000 Active 152 DOM
7. 2026-06-13
   days on market $75,000 Active 151 DOM
8. 2026-06-12
   days on market $75,000 Active 150 DOM
9. 2026-06-10
   status $75,000 Active 147 DOM
10. 2026-06-09
    days on market $75,000 Active Under Contract 147 DOM
11. 2026-06-08
    days on market $75,000 Active Under Contract 146 DOM
12. 2026-06-08
    days on market $75,000 Active Under Contract 145 DOM
13. 2026-06-07
    days on market $75,000 Active Under Contract 144 DOM
14. 2026-06-03
    days on market $75,000 Active Under Contract 141 DOM
15. 2026-06-02
    days on market $75,000 Active Under Contract 140 DOM
16. 2026-06-01
    days on market $75,000 Active Under Contract 139 DOM
17. 2026-05-31
    status $75,000 Active Under Contract 138 DOM
18. 2026-05-31
    days on market $75,000 Active 138 DOM
19. 2026-03-12
    price $75,000 1602-char remark

    Show marketing remark (1602 chars)

    Exterior upgrades include new siding and windows plus a newer roof. The 3-bedroom, 1.5 bath, neat and tidy property offers a large laundry room, fresh interior paint and an electric hot water heater. Spotlighting the 9-foot ceilings, flooring includes wood-look laminate, tile, hardwood and fiber board. Three window units cool the residence while a floor furnace and gas wall heaters in the bathrooms heat the home. Detached 2-car garage in the fenced backyard features cinder block construction with a workshop encompassing 924 total square feet. Privacy fence, storm cellar and locked drive-thru gate round out the amenities. Located in the heart of the community near downtown Wellington, home is within walking distance of many churches, the Wellington Ritz Theatre and Collingsworth County Museum, and not too far from the campuses of Wellington Independent School District and the extensive medical facilities. Pre-approved or cash buyers should make your request to view the property today. NO TRESPASSING. PLEASE DO NOT ACCESS PROPERTY WITHOUT BEING ACCOMPANIED BY THE LISTING AGENT OR AN AGENT WHO HAS WRITTEN PERMISSION FROM THE LISTING AGENT. All prospective Buyers must present a Pre-Qualification Letter, a Pre-Approval Letter and/or a Bank Letter confirming Proof of Funds prior to any showing. As with any Exclusive Listing Agreement, our owners are not to negotiate with any prospective buyers, but to refer all prospective buyers to the Listing Agent. Please do not contact any of the owners directly. This property is not for Rent, not for Lease and Owner Financing is not available.

20. 2026-01-13
    listed $80,000 Active 1602-char remark

    Show marketing remark (1602 chars)

    Exterior upgrades include new siding and windows plus a newer roof. The 3-bedroom, 1.5 bath, neat and tidy property offers a large laundry room, fresh interior paint and an electric hot water heater. Spotlighting the 9-foot ceilings, flooring includes wood-look laminate, tile, hardwood and fiber board. Three window units cool the residence while a floor furnace and gas wall heaters in the bathrooms heat the home. Detached 2-car garage in the fenced backyard features cinder block construction with a workshop encompassing 924 total square feet. Privacy fence, storm cellar and locked drive-thru gate round out the amenities. Located in the heart of the community near downtown Wellington, home is within walking distance of many churches, the Wellington Ritz Theatre and Collingsworth County Museum, and not too far from the campuses of Wellington Independent School District and the extensive medical facilities. Pre-approved or cash buyers should make your request to view the property today. NO TRESPASSING. PLEASE DO NOT ACCESS PROPERTY WITHOUT BEING ACCOMPANIED BY THE LISTING AGENT OR AN AGENT WHO HAS WRITTEN PERMISSION FROM THE LISTING AGENT. All prospective Buyers must present a Pre-Qualification Letter, a Pre-Approval Letter and/or a Bank Letter confirming Proof of Funds prior to any showing. As with any Exclusive Listing Agreement, our owners are not to negotiate with any prospective buyers, but to refer all prospective buyers to the Listing Agent. Please do not contact any of the owners directly. This property is not for Rent, not for Lease and Owner Financing is not available.

21. 2021-12-21
    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: $749 · $62/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$624/yr (+$52/mo · 83.3%)

ⓘ 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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,611
• − Mortgage interest: −$4,201
• − Property taxes: −$749
• − Insurance: −$375
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$2,182
• Taxable income: $3,927
• Est. tax owed @ 24.0%: −$942
• After-tax cash flow: $3,967/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: Wellington ISD
• NCES district ID: 4844890
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $40,447
• Composite: 34.01/100
• National rank: #5316
• State rank: #417 of 826 in TX

Livability — Wellington

• Score: 62/100
• State rank: #930
• US rank: #16525

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wellington, TX
• Population (ZIP): 2,569

Population outlook (Collingsworth County) Hauer SSP2

• Today (2025): 3,066 people
• By 2030: 3,089 · +0.8%
• By 2040: 3,167 · +3.3%
• By 2050: 3,257 · +6.2%
• By 2075: 3,488 · +13.8%
• By 2100: 3,480 · +13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 52% Hispanic / Latino 34% Two or more races 24% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Italian 5% Scotch-Irish 1% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10% German/W. Germanic 2%

Political lean MEDSL · Collingsworth

• 2024 margin: Solid R (+77.5) · D 11.2% · R 88.8%
• 2008→2024 swing: -18.2pp toward R · 2008: -59.3pp · 2024: -77.5pp
• All cycles: 2024: R+77.5 2020: R+73.3 2016: R+72.6 2012: R+68.3 2008: R+59.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.06%
• Current HPI: 94.8196
• 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

-6.2% since first listed

3 events — show timeline

• 2026-03-12 Price Changed $75,000 AARMLS
• 2026-01-13 Listed $80,000 AARMLS
• 2021-12-21 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $749 · -3.4% YoY. Source: county tax records.