714 S Martinez Rd · Town of Pecos, TX 79772

$65,000

2 bd · 1.0 ba · 1,064 sqft · Manufactured public records · 415 Days on market

Built 1980 5,488 sqft lot ↓ 7% 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 +4.5/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a developed lot with all utilities for a mobile home? Here is the perfect opportunity, I have this lot zoned for mobile home use, bring in a new MH or simply flip the structure and make it someone's home! Call me today for more information!

Key facts

• 5,488 sq ft lot
• Built 1980
• Listed 415 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $995 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Pecos-Barstow-Toyah ISD (town): math 28% / reading 30% proficiency, ranked #652 of 826 in TX (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 91 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 22 units permitted in Reeves County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $449 of loan paydown is wiped out by about $707 of value loss. Plan a longer hold.
• Reeves County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 415 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 415 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.77% ✓
• Cap rate: 24.67%
• Cash-on-cash: 65.63%
• DSCR: 3.92
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 66.6%
• Equity multiple: 4.20×
• Total profit: $58,252
• Equity at exit: $15,413

10-year hold

• IRR: 69.4%
• Equity multiple: 8.55×
• Total profit: $137,435
• Equity at exit: $15,949

Cash invested: $18,200 (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 79772

• Home prices YoY: -0.7%
• Active inventory: 91
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$59 /mo · $704/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $995

Break-even live

Break-even rent $540

Max offer price $65,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,032	-5% $1,014	+0% $995	+5% $977	+10% $959
Rent	-10% $853	-5% $924	+0% $995	+5% $1,066	+10% $1,138
Rate	-1.0pp $1,028	-0.5pp $1,012	base $995	+0.5pp $978	+1.0pp $961

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 S Cherry St Unit B Pecos, TX	2.0	1.0	980	$1,800	$1.84	44d	1	1.14mi

Listing history 24 events

1. 2026-06-21
   days on market $65,000 Active 415 DOM
2. 2026-06-18
   days on market $65,000 Active 413 DOM
3. 2026-06-17
   days on market $65,000 Active 412 DOM
4. 2026-06-16
   days on market $65,000 Active 411 DOM
5. 2026-06-15
   days on market $65,000 Active 410 DOM
6. 2026-06-15
   days on market $65,000 Active 409 DOM
7. 2026-06-13
   days on market $65,000 Active 408 DOM
8. 2026-06-12
   days on market $65,000 Active 407 DOM
9. 2026-06-10
   days on market $65,000 Active 404 DOM
10. 2026-06-08
    days on market $65,000 Active 403 DOM
11. 2026-06-08
    days on market $65,000 Active 402 DOM
12. 2026-06-07
    days on market $65,000 Active 401 DOM
13. 2026-06-03
    days on market $65,000 Active 398 DOM
14. 2026-06-02
    days on market $65,000 Active 397 DOM
15. 2026-06-01
    days on market $65,000 Active 396 DOM
16. 2026-05-31
    days on market $65,000 Active 395 DOM
17. 2026-04-26
    status Active 254-char remark

    Show marketing remark (254 chars)

    Looking for a developed lot with all utilities for a mobile home? Here is the perfect opportunity, I have this lot zoned for mobile home use, bring in a new MH or simply flip the structure and make it someone's home! Call me today for more information!

18. 2026-04-21
    historical 254-char remark

    Show marketing remark (254 chars)

    Looking for a developed lot with all utilities for a mobile home? Here is the perfect opportunity, I have this lot zoned for mobile home use, bring in a new MH or simply flip the structure and make it someone's home! Call me today for more information!

19. 2025-10-20
    status Active 254-char remark

    Show marketing remark (254 chars)

    Looking for a developed lot with all utilities for a mobile home? Here is the perfect opportunity, I have this lot zoned for mobile home use, bring in a new MH or simply flip the structure and make it someone's home! Call me today for more information!

20. 2025-10-14
    historical 254-char remark

    Show marketing remark (254 chars)

    Looking for a developed lot with all utilities for a mobile home? Here is the perfect opportunity, I have this lot zoned for mobile home use, bring in a new MH or simply flip the structure and make it someone's home! Call me today for more information!

21. 2025-07-01
    price $65,000 254-char remark

    Show marketing remark (254 chars)

    Looking for a developed lot with all utilities for a mobile home? Here is the perfect opportunity, I have this lot zoned for mobile home use, bring in a new MH or simply flip the structure and make it someone's home! Call me today for more information!

22. 2025-04-21
    listed $70,000 Active 254-char remark

    Show marketing remark (254 chars)

    Looking for a developed lot with all utilities for a mobile home? Here is the perfect opportunity, I have this lot zoned for mobile home use, bring in a new MH or simply flip the structure and make it someone's home! Call me today for more information!

23. 2018-12-03
    soldstatus
24. 2008-02-19
    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: $704 · $59/mo
• Projected year-2 tax: $1,190 · $99/mo
• Expected delta: +$485/yr (+$40/mo · 68.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 21 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: $21,600
• − Mortgage interest: −$3,641
• − Property taxes: −$704
• − Insurance: −$325
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$1,891
• Taxable income: $11,583
• Est. tax owed @ 24.0%: −$2,780
• After-tax cash flow: $9,164/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: Pecos-Barstow-Toyah ISD
• NCES district ID: 4834550
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 30% ▲ 1.00%
• Median HH income: $41,982
• Composite: 24.61/100
• National rank: #7632
• State rank: #652 of 826 in TX

Livability — Town of Pecos

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 12,547
• Population (ZIP): 12,547

Population outlook (Reeves County) Hauer SSP2

• Today (2025): 17,069 people
• By 2030: 18,407 · +7.8%
• By 2040: 21,342 · +25.0%
• By 2050: 24,701 · +44.7%
• By 2075: 32,688 · +91.5%
• By 2100: 36,117 · +111.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 22% White 12% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 78%
• Common ancestry: Iranian 1% Serbian 1%
• Foreign-born: 19% · Canada
• Languages at home: 38% English-only · Spanish 62%

Political lean MEDSL · Reeves

• 2024 margin: Solid R (+36.9) · D 31.1% · R 68.0%
• 2008→2024 swing: -42.2pp toward R · 2008: 5.2pp · 2024: -36.9pp
• All cycles: 2024: R+36.9 2020: R+23.3 2016: D+7.6 2012: D+16.2 2008: D+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.09%
• Current HPI: 147.9377
• 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

-7.1% since first listed

8 events — show timeline

• 2026-04-26 Relisted — ODMLS
• 2026-04-21 Delisted — ODMLS
• 2025-10-20 Relisted — ODMLS
• 2025-10-14 Delisted — ODMLS
• 2025-07-01 Price Changed $65,000 ODMLS
• 2025-04-21 Listed $70,000 ODMLS
• 2018-12-03 Sold (Public Records) — Public Records
• 2008-02-19 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $704 · +4.9% YoY. Source: county tax records.