10446 5th St · Pettus, TX 78102

$95,000

3 bd · 1.0 ba · 1,254 sqft · SingleFamily public records · 64 Days on market

Built 1980 0.28 ac lot $76/sqft · 17% below area Est $115k · 17% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +8.4/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom, 2 bath home is shaded by mature trees and has a fenced yard. The kitchen is complete with double ovens, cooktop and dishwasher. Utility is next to kitchen providing access to washer/dryer connections, pantry and garage. Laminate flooring in living room, dining/den and secondary bedrooms. Flooring for primary bedroom needs to be completed and baseboards need to be installed. A large covered deck overlooks the back yard with storage building. 1 car garage . Pettus Municipal Utility District provides water and sewer service. Home is being sold "as is" and can quickly become Move-In -Ready. Come and enjoy this small town atmosphere!

Key facts

• Fenced yard
• Storage building
• Large covered deck

Tags

• FENCED YARD
• DOUBLE OVENS
• LARGE COVERED DECK
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#846 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety C-, crime D+, schools F.
• Pettus ISD (rural): math 36% / reading 37% proficiency, ranked #829 of 1,141 in TX (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 185 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 15 units permitted in Bee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bee County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.34% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.02%
• DSCR: 1.53
• GRM: 6.2

CMA / ARV

• ARV (median comp): $114,850
• List price: $95,000
• Delta: -17.28%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,639
• Equity at exit: $14,165

10-year hold

• IRR: 11.3%
• Equity multiple: 1.89×
• Total profit: $23,548
• Equity at exit: $8,214

Cash invested: $26,600 (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 78102

• Home prices YoY: -34.5%
• Active inventory: 185
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$198 /mo · $2,375/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $266

Break-even live

Break-even rent $931

Max offer price $95,000

Occupancy floor 74%

Sensitivity live

Price	-10% $320	-5% $293	+0% $266	+5% $239	+10% $213
Rent	-10% $166	-5% $216	+0% $266	+5% $316	+10% $367
Rate	-1.0pp $314	-0.5pp $291	base $266	+0.5pp $242	+1.0pp $217

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 North St Unit 3 Pettus, TX	2.0	1.5	963	$1,050	$1.09	22d	1	1.13mi

Listing history 20 events

1. 2026-06-19
   days on market $95,000 Active 64 DOM
2. 2026-06-18
   days on market $95,000 Active 63 DOM
3. 2026-06-17
   days on market $95,000 Active 62 DOM
4. 2026-06-16
   days on market $95,000 Active 61 DOM
5. 2026-06-15
   days on market $95,000 Active 60 DOM
6. 2026-06-14
   days on market $95,000 Active 58 DOM
7. 2026-06-12
   days on market $95,000 Active 57 DOM
8. 2026-06-09
   days on market $95,000 Active 54 DOM
9. 2026-06-08
   days on market $95,000 Active 53 DOM
10. 2026-06-07
    days on market $95,000 Active 52 DOM
11. 2026-06-07
    days on market $95,000 Active 51 DOM
12. 2026-06-03
    days on market $95,000 Active 48 DOM
13. 2026-06-02
    days on market $95,000 Active 47 DOM
14. 2026-06-01
    days on market $95,000 Active 46 DOM
15. 2026-05-31
    days on market $95,000 Active 45 DOM
16. 2026-05-30
    days on market $95,000 Active 44 DOM
17. 2026-04-16
    listed $95,000 Active 662-char remark

    Show marketing remark (662 chars)

    This 3 bedroom, 2 bath home is shaded by mature trees and has a fenced yard. The kitchen is complete with double ovens, cooktop and dishwasher. Utility is next to kitchen providing access to washer/dryer connections, pantry and garage. Laminate flooring in living room, dining/den and secondary bedrooms. Flooring for primary bedroom needs to be completed and baseboards need to be installed. A large covered deck overlooks the back yard with storage building. 1 car garage . Pettus Municipal Utility District provides water and sewer service. Home is being sold "as is" and can quickly become Move-In -Ready. Come and enjoy this small town atmosphere!

18. 2000-02-24
    soldstatus
19. 2000-01-10
    soldstatus
20. 1984-06-20
    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: $2,375 · $198/mo
• Projected year-2 tax: $2,375 · $198/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $15,221
• − Mortgage interest: −$5,321
• − Property taxes: −$2,375
• − Insurance: −$475
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$2,764
• Taxable income: $1,851
• Est. tax owed @ 24.0%: −$444
• After-tax cash flow: $2,752/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: Pettus ISD
• NCES district ID: 4834770
• Math proficiency: 36% ▲ 11.00%
• Reading proficiency: 37% ▲ 7.00%
• Median HH income: $46,570
• Composite: 33.83/100
• National rank: #10377
• State rank: #829 of 1141 in TX

Livability — Pettus

• Score: 63/100
• State rank: #846
• US rank: #15296

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pettus, TX
• County: Bee County · 27,455 people
• City population: 27,455
• Metro: Beeville, TX
• Population (ZIP): 27,455
• Household income: $58,939
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 853.0

Population outlook (Bee County) Hauer SSP2

• Today (2025): 35,003 people
• By 2030: 36,447 · +4.1%
• By 2040: 39,810 · +13.7%
• By 2050: 43,525 · +24.3%
• By 2075: 51,766 · +47.9%
• By 2100: 53,434 · +52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 29% White 27% Black 7%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 66% English-only · Spanish 33%

Political lean MEDSL · Bee

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -29.8pp toward R · 2008: -10.1pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+28.9 2016: R+15.4 2012: R+11.5 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.59%
• Current HPI: 145.1182
• Rent YoY: —
• Metro: Beeville, TX
• 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

• 2026-04-16 Listed $95,000 CBMLS
• 2000-02-24 Sold (Public Records) — Public Records
• 2000-01-10 Sold (Public Records) — Public Records
• 1984-06-20 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,375 · +4.4% YoY. Source: county tax records.