106 N Colpitts · Fort Stockton, TX 79735

$240,000

8 bd · 5.0 ba · 3,506 sqft · MultiFamily · 718 Days on market

Built 1950 0.33 ac lot ↓ 21% since listing

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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 +25.7/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

PRICE REDUCED $250,000 --Great multi-family property ready for an immediate purchase for your investment portfolio. All (5) units have separate electric meters and water meters that tenants pay for separately. Units offer one bedroom and 2 bedrooms. Cozy kitchen opens to living room/dining room. Potential Rent for the 2/1 floats around $750-800 while the 1/1 floats around $550-600. Ideal for investors, this multi-family unit presents an excellent rental income opportunity.

Key facts

• 0.33 acre lot
• Built 1950
• Listed 717 days

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/?-bath units multifamily listed at $240k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive. Per door: $286/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.

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: 108 active listings in the ZIP; 10 units permitted in Pecos County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Pecos County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 718 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 718 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 7.0

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-2,363
• Equity at exit: $35,785

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $45,140
• Equity at exit: $20,751

Cash invested: $67,200 (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 79735

• Active inventory: 108
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $2,857 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$326 /mo · $3,910/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $573

Break-even live

Break-even rent $2,132

Max offer price $240,000

Occupancy floor 75%

Sensitivity live

Price	-10% $708	-5% $641	+0% $573	+5% $505	+10% $437
Rent	-10% $347	-5% $460	+0% $573	+5% $685	+10% $798
Rate	-1.0pp $693	-0.5pp $634	base $573	+0.5pp $510	+1.0pp $447

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	—	$2,856
Total (2 units)			$2,857

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $240,000 Active 718 DOM
2. 2026-06-18
   days on market $240,000 Active 716 DOM
3. 2026-06-17
   days on market $240,000 Active 715 DOM
4. 2026-06-16
   days on market $240,000 Active 714 DOM
5. 2026-06-15
   days on market $240,000 Active 713 DOM
6. 2026-06-13
   days on market $240,000 Active 711 DOM
7. 2026-06-12
   days on market $240,000 Active 710 DOM
8. 2026-06-09
   days on market $240,000 Active 707 DOM
9. 2026-06-09
   price $240,000 Active 706 DOM
10. 2026-06-08
    days on market $250,000 Active 706 DOM
11. 2026-06-08
    days on market $250,000 Active 705 DOM
12. 2026-06-07
    days on market $250,000 Active 704 DOM
13. 2026-06-03
    days on market $250,000 Active 701 DOM
14. 2026-06-02
    days on market $250,000 Active 700 DOM
15. 2026-06-01
    days on market $250,000 Active 699 DOM
16. 2026-05-31
    days on market $250,000 Active 698 DOM
17. 2025-02-19
    price $250,000 477-char remark

    Show marketing remark (477 chars)

    PRICE REDUCED $250,000 --Great multi-family property ready for an immediate purchase for your investment portfolio. All (5) units have separate electric meters and water meters that tenants pay for separately. Units offer one bedroom and 2 bedrooms. Cozy kitchen opens to living room/dining room. Potential Rent for the 2/1 floats around $750-800 while the 1/1 floats around $550-600. Ideal for investors, this multi-family unit presents an excellent rental income opportunity.

18. 2024-11-27
    price $275,000 477-char remark

    Show marketing remark (477 chars)

    PRICE REDUCED $250,000 --Great multi-family property ready for an immediate purchase for your investment portfolio. All (5) units have separate electric meters and water meters that tenants pay for separately. Units offer one bedroom and 2 bedrooms. Cozy kitchen opens to living room/dining room. Potential Rent for the 2/1 floats around $750-800 while the 1/1 floats around $550-600. Ideal for investors, this multi-family unit presents an excellent rental income opportunity.

19. 2024-10-22
    price $299,000 477-char remark

    Show marketing remark (477 chars)

    PRICE REDUCED $250,000 --Great multi-family property ready for an immediate purchase for your investment portfolio. All (5) units have separate electric meters and water meters that tenants pay for separately. Units offer one bedroom and 2 bedrooms. Cozy kitchen opens to living room/dining room. Potential Rent for the 2/1 floats around $750-800 while the 1/1 floats around $550-600. Ideal for investors, this multi-family unit presents an excellent rental income opportunity.

20. 2024-07-03
    listed $315,000 Active 477-char remark

    Show marketing remark (477 chars)

    PRICE REDUCED $250,000 --Great multi-family property ready for an immediate purchase for your investment portfolio. All (5) units have separate electric meters and water meters that tenants pay for separately. Units offer one bedroom and 2 bedrooms. Cozy kitchen opens to living room/dining room. Potential Rent for the 2/1 floats around $750-800 while the 1/1 floats around $550-600. Ideal for investors, this multi-family unit presents an excellent rental income opportunity.

21. 2003-05-07
    soldstatus
22. 2000-06-08
    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: $3,910 · $326/mo
• Projected year-2 tax: $4,392 · $366/mo
• Expected delta: +$482/yr (+$40/mo · 12.3%)

ⓘ 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 6 d/yr ≥101°F today · 16 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: $34,284
• − Mortgage interest: −$13,444
• − Property taxes: −$3,910
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,743
• − Management: −$2,743
• − Depreciation: −$6,982
• Taxable income: $3,263
• Est. tax owed @ 24.0%: −$783
• After-tax cash flow: $6,088/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): 12,962

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 Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 23% White 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 70%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 47% English-only · Spanish 51% Other Indo-European 2%

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: ▼ -77.34%
• Current HPI: 138.1106
• 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

-20.6% since first listed

6 events — show timeline

• 2025-02-19 Price Changed $250,000 PBBOR
• 2024-11-27 Price Changed $275,000 PBBOR
• 2024-10-22 Price Changed $299,000 PBBOR
• 2024-07-03 Listed $315,000 PBBOR
• 2003-05-07 Sold (Public Records) — Public Records
• 2000-06-08 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $3,910 · +0.7% YoY. Source: county tax records.