911 N Duncan St · Pampa, TX 79065

$102,000

3 bd · 2.0 ba · 1,286 sqft · SingleFamily public records · 21 Days on market

Built 1955 6,098 sqft lot

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Why this score? — see what drove the C 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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity with instant income potential! This 3 bedroom, 2 bathroom home offers a functional layout, cozy fireplace, basement for extra storage or flexible space, 1-car garage, and a detached workshop in the backyard with plenty of room for hobbies, projects, or additional storage. Currently tenant-occupied, this property is already producing rental income from day one. Whether you're looking to expand your investment portfolio or purchase a home with added workspace, this one has plenty to offer. Property is being sold as-is.

Key facts

• Detached workshop
• Cozy fireplace
• 6,098 sq ft lot

Tags

• COZY FIREPLACE
• DETACHED WORKSHOP
• BASEMENT FOR EXTRA STORAGE

Property features AI

Exterior

• Parking: Attached garage with garage facing the front; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Pillar/Post/Pier foundation
• Exterior features: East-facing; Workshop on the property; Pillar/post/pier foundation

Interior

• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Electric heating; Ductless cooling
• Interior features: Gas water heater; One fireplace located in the family room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $100k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#128 in TX, #3,885 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, crime F.
• Pampa ISD (town): math 38% / reading 36% proficiency, ranked #482 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 174 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 7 units permitted in Gray County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $705 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Gray County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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.

Recommended offer $100,470 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.20% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 6.9

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,038
• Equity at exit: $15,209

10-year hold

• IRR: 7.8%
• Equity multiple: 1.60×
• Total profit: $17,000
• Equity at exit: $8,819

Cash invested: $28,560 (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 79065

• Active inventory: 174
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$535
• Tax from tax record: −$165 /mo · $1,976/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $227

Break-even live

Break-even rent $939

Max offer price $102,000

Occupancy floor 76%

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
828 N Nelson St Pampa, TX	4.0	2.5	1778	$2,000	$1.12	43d	1	0.73mi
1404 Coronado Dr Pampa, TX	3.0	2.5	1500	$1,200	$0.80	43d	1	0.84mi
1601 W Somerville St Unit 1201 Pampa, TX	3.0	2.0	1053	$865	$0.82	43d	1	0.99mi
1601 W Somerville St Unit 1001 Pampa, TX	2.0	2.0	935	$780	$0.83	43d	1	0.99mi
100 Hampton Ln Pampa, TX	2.0	2.0	1000	$1,048	$1.05	43d	1	1.21mi

Listing history 24 events

1. 2026-06-18
   price $102,000 Active 21 DOM
2. 2026-06-18
   days on market $109,500 Active 21 DOM
3. 2026-06-17
   days on market $109,500 Active 20 DOM
4. 2026-06-16
   days on market $109,500 Active 19 DOM
5. 2026-06-15
   days on market $109,500 Active 18 DOM
6. 2026-06-15
   days on market $109,500 Active 17 DOM
7. 2026-06-13
   days on market $109,500 Active 16 DOM
8. 2026-06-12
   days on market $109,500 Active 15 DOM
9. 2026-06-10
   days on market $109,500 Active 12 DOM
10. 2026-06-08
    days on market $109,500 Active 11 DOM
11. 2026-06-08
    days on market $109,500 Active 10 DOM
12. 2026-06-03
    days on market $109,500 Active 6 DOM
13. 2026-06-02
    days on market $109,500 Active 5 DOM
14. 2026-06-01
    days on market $109,500 Active 4 DOM
15. 2026-05-31
    days on market $109,500 Active 3 DOM
16. 2026-05-29
    listed $109,500 Active 543-char remark

    Show marketing remark (543 chars)

    Investor opportunity with instant income potential! This 3 bedroom, 2 bathroom home offers a functional layout, cozy fireplace, basement for extra storage or flexible space, 1-car garage, and a detached workshop in the backyard with plenty of room for hobbies, projects, or additional storage. Currently tenant-occupied, this property is already producing rental income from day one. Whether you're looking to expand your investment portfolio or purchase a home with added workspace, this one has plenty to offer. Property is being sold as-is.

17. 2026-05-27
    listed $109,500 Active
18. 2021-05-16
    soldstatus 238-char remark

    Show marketing remark (238 chars)

    THIS IS A FANNIE MAE HOMEPATH(r) PROPERTY. NICE LARGE 2 BEDROOM 2 BATHROOM HOME. 1 CAR ATTACHED GARAGE. 2 LIVING AREAS. LARGE BASEMENT CLOSE TO A PARK. COVERED PATIO AND A STORAGE SHED ARE SOME OF THE MANY FEATURES TO THIS CHARMING HOME.

19. 2020-10-09
    soldstatus
20. 2020-06-15
    soldstatus
21. 2020-06-11
    soldstatus
22. 2020-05-26
    listed $17,500 238-char remark

    Show marketing remark (238 chars)

    THIS IS A FANNIE MAE HOMEPATH(r) PROPERTY. NICE LARGE 2 BEDROOM 2 BATHROOM HOME. 1 CAR ATTACHED GARAGE. 2 LIVING AREAS. LARGE BASEMENT CLOSE TO A PARK. COVERED PATIO AND A STORAGE SHED ARE SOME OF THE MANY FEATURES TO THIS CHARMING HOME.

23. 2020-01-14
    listed $17,500
24. 2020-01-13
    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: $1,976 · $165/mo
• Projected year-2 tax: $1,976 · $165/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,718
• − Mortgage interest: −$5,714
• − Property taxes: −$1,976
• − Insurance: −$510
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$2,967
• Taxable income: $1,196
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $2,435/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: Pampa ISD
• NCES district ID: 4834170
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,741
• Composite: 31.43/100
• National rank: #5986
• State rank: #482 of 826 in TX

Livability — Pampa

• Score: 75/100
• State rank: #128
• US rank: #3885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pampa, TX
• Population (ZIP): 19,569

Population outlook (Gray County) Hauer SSP2

• Today (2025): 24,965 people
• By 2030: 26,105 · +4.6%
• By 2040: 28,752 · +15.2%
• By 2050: 31,859 · +27.6%
• By 2075: 39,812 · +59.5%
• By 2100: 43,284 · +73.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Hispanic / Latino 32% Two or more races 6% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Slovak 3% Iranian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 79% English-only · Spanish 21%

Political lean MEDSL · Gray

• 2024 margin: Solid R (+77.1) · D 11.2% · R 88.3%
• 2008→2024 swing: -6.2pp toward R · 2008: -71.0pp · 2024: -77.1pp
• All cycles: 2024: R+77.1 2020: R+77.2 2016: R+78.8 2012: R+75.2 2008: R+71.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.67%
• Current HPI: 128.8525
• 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

+525.7% since first listed

9 events — show timeline

• 2026-05-29 Listed $109,500 PBOR
• 2026-05-27 Listed $109,500 AARMLS
• 2021-05-16 Sold (MLS) — PBOR
• 2020-10-09 Sold (Public Records) — Public Records
• 2020-06-15 Sold (Public Records) — Public Records
• 2020-06-11 Sold (MLS) — AARMLS
• 2020-05-26 Listed $17,500 PBOR
• 2020-01-14 Listed $17,500 AARMLS
• 2020-01-13 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,976 · -1.9% YoY. Source: county tax records.