611 W Callaghan St · Fort Stockton, TX 79734

$130,000

3 bd · 1.0 ba · 1,102 sqft · SingleFamily public records · 71 Days on market

Built 1939 0.59 ac lot $118/sqft · 5% below area Est $226k · 42% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Appreciation +6.0/10.0
• Cash flow +5.8/30.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Step inside to discover high ceilings and classic hardwood floors - all the historic details you'll swoon over. Authentic 1930s architecture featuring a wood-burning fireplace and original character that only a home of this era can provide. At over 1,800 square feet, the two-story layout offers plenty of room for a growing family or a home office setup. Outside, relax or entertain on the stunning front porch. Homes like this don't come along often - historic charm and a prime location on an oversized lot. Don't wait - call today to make this one yours!

Key facts

• Front porch
• High ceilings
• Oversized lot

Tags

• HIGH CEILINGS
• HARDWOOD FLOORS
• WOOD BURNING FIREPLACE
• TWO STORY LAYOUT
• FRONT PORCH
• OVERSIZED LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-262 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $84k (35.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (25.0% below list).
• Recommended offer: $84k (35.7% below list) — sets the bar for cash-flow.

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-, schools F, amenities 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.
• Market conditions: 74 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

• In year one you build about $4k of equity ($899 loan paydown + $3k appreciation (2.0% local appreciation)).
• Pecos County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,641 (35.7% below list)

Questions for the listing agent

1. 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?
2. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 3.87%
• Cash-on-cash: -8.65%
• DSCR: 0.62
• GRM: 11.1

CMA / ARV

• ARV (median comp): $226,039
• List price: $130,000
• Delta: -42.49%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

2.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.79×
• Total profit: $-7,695
• Equity at exit: $51,286

10-year hold

• IRR: 1.0%
• Equity multiple: 1.14×
• Total profit: $4,922
• Equity at exit: $73,860

Cash invested: $36,400 (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 79734

• Home prices YoY: 1.9%
• Active inventory: 74
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$297 /mo · $3,561/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $-262

Break-even live

Break-even rent $1,307

Max offer price $83,641

Occupancy floor —

Sensitivity live

Price	-10% $-189	-5% $-226	+0% $-262	+5% $-299	+10% $-336
Rent	-10% $-339	-5% $-301	+0% $-262	+5% $-224	+10% $-185
Rate	-1.0pp $-197	-0.5pp $-229	base $-262	+0.5pp $-296	+1.0pp $-330

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: $32,500
• Closing costs: $3,900
• 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	0.79mi

Listing history 19 events

1. 2026-06-18
   days on market $130,000 Active 71 DOM
2. 2026-06-17
   days on market $130,000 Active 70 DOM
3. 2026-06-16
   days on market $130,000 Active 69 DOM
4. 2026-06-15
   days on market $130,000 Active 68 DOM
5. 2026-06-13
   days on market $130,000 Active 66 DOM
6. 2026-06-12
   days on market $130,000 Active 65 DOM
7. 2026-06-09
   days on market $130,000 Active 62 DOM
8. 2026-06-08
   days on market $130,000 Active 61 DOM
9. 2026-06-08
   days on market $130,000 Active 60 DOM
10. 2026-06-07
    days on market $130,000 Active 59 DOM
11. 2026-06-03
    days on market $130,000 Active 56 DOM
12. 2026-06-02
    remarks 584-char remark
13. 2026-06-02
    pricedays on market $130,000 Active 55 DOM
14. 2026-06-01
    days on market $142,000 Active 54 DOM
15. 2026-05-31
    days on market $142,000 Active 53 DOM
16. 2026-04-09
    status Active 558-char remark

    Show marketing remark (558 chars)

    Step inside to discover high ceilings and classic hardwood floors - all the historic details you'll swoon over. Authentic 1930s architecture featuring a wood-burning fireplace and original character that only a home of this era can provide. At over 1,800 square feet, the two-story layout offers plenty of room for a growing family or a home office setup. Outside, relax or entertain on the stunning front porch. Homes like this don't come along often - historic charm and a prime location on an oversized lot. Don't wait - call today to make this one yours!

17. 2026-02-17
    status Pending 558-char remark

    Show marketing remark (558 chars)

    Step inside to discover high ceilings and classic hardwood floors - all the historic details you'll swoon over. Authentic 1930s architecture featuring a wood-burning fireplace and original character that only a home of this era can provide. At over 1,800 square feet, the two-story layout offers plenty of room for a growing family or a home office setup. Outside, relax or entertain on the stunning front porch. Homes like this don't come along often - historic charm and a prime location on an oversized lot. Don't wait - call today to make this one yours!

18. 2026-02-13
    listed $142,000 Active 558-char remark

    Show marketing remark (558 chars)

    Step inside to discover high ceilings and classic hardwood floors - all the historic details you'll swoon over. Authentic 1930s architecture featuring a wood-burning fireplace and original character that only a home of this era can provide. At over 1,800 square feet, the two-story layout offers plenty of room for a growing family or a home office setup. Outside, relax or entertain on the stunning front porch. Homes like this don't come along often - historic charm and a prime location on an oversized lot. Don't wait - call today to make this one yours!

19. 1988-10-07
    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: $3,561 · $297/mo
• Projected year-2 tax: $3,561 · $297/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 7 d/yr ≥101°F today · 19 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: −$7,282
• − Property taxes: −$3,561
• − Insurance: −$650
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$3,782
• Taxable loss: −$5,447
• Est. tax savings @ 24.0%: +$1,307
• After-tax cash flow: $-1,842/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): 1,616

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 White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 27% Two or more races 24%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Portuguese 3% Serbian 2% Lithuanian 1%
• Foreign-born: 14% · Canada
• Languages at home: 75% English-only · Spanish 22% German/W. Germanic 1% Russian/Polish/Slavic 1%

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: ▲ 2.00%
• Current HPI: 105.8311
• 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

4 events — show timeline

• 2026-04-09 Relisted — PBBOR
• 2026-02-17 Pending — PBBOR
• 2026-02-13 Listed $142,000 PBBOR
• 1988-10-07 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $3,561 · +15.6% YoY. Source: county tax records.