414 S Cedar St · Perryton, TX 79070

$110,000

2 bd · 2.0 ba · 894 sqft · SingleFamily public records · 215 Days on market

Built 1960 0.32 ac lot ↓ 17% since listing

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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).

• Cash flow +11.8/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Starter Home across from Murphy Park! NEW Double Carport on Concrete Slab (2025), NEW Roof (Fall 2023), NEW Wood Fence (Fall 2023), NEW Exterior Siding (Fall 2023), NEW Windows (Fall 2023), and NEW Hardwood Flooring (2025). NO CARPET! NEW drip pan under HWH (2025), NEW plumbing pipe lines to HWH (2025), and NEW washer hookup connection (2025). Extra front room for crafts, play, or office. Two bathrooms with walk-in showers. Fenced backyard features 2 Shops PLUS a Storage Shed in front. Both shops have electrical and one shop has central heat. Fence opens for RV or vehicle parking. This home sits on 2 Lots!

Key facts

• Hardwood flooring
• Wood fence
• Exterior siding

Tags

• DOUBLE CARPORT
• CONCRETE SLAB
• WOOD FENCE
• EXTERIOR SIDING
• HARDWOOD FLOORING
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-31 ($-371/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (22.7% below list).
• Recommended offer: $85k (22.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#97 in TX, #3,326 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities D+, schools F.
• Perryton ISD (town): math 53% / reading 47% proficiency, ranked #186 of 826 in TX (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 42 active listings in the ZIP; 4 units permitted in Ochiltree County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ochiltree County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,981 (22.7% 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 215 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-19,819
• Equity at exit: $16,401

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-19,888
• Equity at exit: $9,511

Cash invested: $30,800 (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 79070

• Active inventory: 42
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$80 /mo · $955/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $-31

Break-even live

Break-even rent $889

Max offer price $104,533

Occupancy floor 99%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $110,000 Active 215 DOM
2. 2026-06-17
   days on market $110,000 Active 214 DOM
3. 2026-06-16
   days on market $110,000 Active 213 DOM
4. 2026-06-15
   days on market $110,000 Active 212 DOM
5. 2026-06-15
   days on market $110,000 Active 211 DOM
6. 2026-06-13
   days on market $110,000 Active 210 DOM
7. 2026-06-12
   days on market $110,000 Active 209 DOM
8. 2026-06-09
   days on market $110,000 Active 206 DOM
9. 2026-06-08
   days on market $110,000 Active 205 DOM
10. 2026-06-08
    days on market $110,000 Active 204 DOM
11. 2026-06-07
    days on market $110,000 Active 203 DOM
12. 2026-06-03
    days on market $110,000 Active 200 DOM
13. 2026-06-02
    days on market $110,000 Active 199 DOM
14. 2026-06-01
    days on market $110,000 Active 198 DOM
15. 2026-05-31
    days on market $110,000 Active 197 DOM
16. 2026-03-07
    price $110,000 623-char remark

    Show marketing remark (623 chars)

    Great Starter Home across from Murphy Park! NEW Double Carport on Concrete Slab (2025), NEW Roof (Fall 2023), NEW Wood Fence (Fall 2023), NEW Exterior Siding (Fall 2023), NEW Windows (Fall 2023), and NEW Hardwood Flooring (2025). NO CARPET! NEW drip pan under HWH (2025), NEW plumbing pipe lines to HWH (2025), and NEW washer hookup connection (2025). Extra front room for crafts, play, or office. Two bathrooms with walk-in showers. Fenced backyard features 2 Shops PLUS a Storage Shed in front. Both shops have electrical and one shop has central heat. Fence opens for RV or vehicle parking. This home sits on 2 Lots!

17. 2025-12-28
    price $120,000 623-char remark

    Show marketing remark (623 chars)

    Great Starter Home across from Murphy Park! NEW Double Carport on Concrete Slab (2025), NEW Roof (Fall 2023), NEW Wood Fence (Fall 2023), NEW Exterior Siding (Fall 2023), NEW Windows (Fall 2023), and NEW Hardwood Flooring (2025). NO CARPET! NEW drip pan under HWH (2025), NEW plumbing pipe lines to HWH (2025), and NEW washer hookup connection (2025). Extra front room for crafts, play, or office. Two bathrooms with walk-in showers. Fenced backyard features 2 Shops PLUS a Storage Shed in front. Both shops have electrical and one shop has central heat. Fence opens for RV or vehicle parking. This home sits on 2 Lots!

18. 2025-11-15
    listed $132,000 Active 623-char remark

    Show marketing remark (623 chars)

    Great Starter Home across from Murphy Park! NEW Double Carport on Concrete Slab (2025), NEW Roof (Fall 2023), NEW Wood Fence (Fall 2023), NEW Exterior Siding (Fall 2023), NEW Windows (Fall 2023), and NEW Hardwood Flooring (2025). NO CARPET! NEW drip pan under HWH (2025), NEW plumbing pipe lines to HWH (2025), and NEW washer hookup connection (2025). Extra front room for crafts, play, or office. Two bathrooms with walk-in showers. Fenced backyard features 2 Shops PLUS a Storage Shed in front. Both shops have electrical and one shop has central heat. Fence opens for RV or vehicle parking. This home sits on 2 Lots!

19. 2003-12-01
    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: $955 · $80/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$1,058/yr (+$88/mo · 110.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,198
• − Mortgage interest: −$6,162
• − Property taxes: −$955
• − Insurance: −$550
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$3,200
• Taxable loss: −$2,301
• Est. tax savings @ 24.0%: +$552
• After-tax cash flow: $181/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: Perryton ISD
• NCES district ID: 4834650
• Math proficiency: 53% ▲ 8.00%
• Reading proficiency: 47% ▲ 6.00%
• Median HH income: $49,119
• Composite: 42.73/100
• National rank: #3159
• State rank: #186 of 826 in TX

Livability — Perryton

• Score: 76/100
• State rank: #97
• US rank: #3326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perryton, TX
• Population (ZIP): 9,655

Population outlook (Ochiltree County) Hauer SSP2

• Today (2025): 11,879 people
• By 2030: 12,522 · +5.4%
• By 2040: 13,989 · +17.8%
• By 2050: 15,572 · +31.1%
• By 2075: 19,380 · +63.1%
• By 2100: 22,039 · +85.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (56%)
• Race & ethnicity: Hispanic / Latino 56% White 41% Two or more races 13%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 30% · Canada
• Languages at home: 53% English-only · Spanish 46%

Political lean MEDSL · Ochiltree

• 2024 margin: Solid R (+81.6) · D 8.9% · R 90.5%
• 2008→2024 swing: +2.3pp toward D · 2008: -83.9pp · 2024: -81.6pp
• All cycles: 2024: R+81.6 2020: R+79.5 2016: R+79.0 2012: R+82.4 2008: R+83.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.26%
• Current HPI: 102.4171
• 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

-16.7% since first listed

4 events — show timeline

• 2026-03-07 Price Changed $110,000 AARMLS
• 2025-12-28 Price Changed $120,000 AARMLS
• 2025-11-15 Listed $132,000 AARMLS
• 2003-12-01 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $955 · +0.8% YoY. Source: county tax records.