705 W Ryan · Fort Stockton, TX 79735

$30,000

1 bd · 1.0 ba · 672 sqft · SingleFamily public records · 358 Days on market

Built 1930 0.28 ac lot ↓ 40% since listing

---

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
• 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

Listing remarks MLS

Calling all builders and investors! This property comes with two residential lots-perfect for new construction. You determine what you would like to do with the small adobe home on land. Please call listing office to schedule a private showing.

Key facts

• Small adobe home
• Two residential lots
• 0.28 acre lot

Tags

• TWO RESIDENTIAL LOTS
• SMALL ADOBE HOME

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($961 rent vs $30k).
• Recommended offer: $26k (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: 109 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 $207 of loan paydown is wiped out by about $900 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 358 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 358 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 3.20% ✓
• Cap rate: 27.68%
• Cash-on-cash: 76.40%
• DSCR: 4.40
• GRM: 2.6

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: 76.4%
• Equity multiple: 4.48×
• Total profit: $29,224
• Equity at exit: $4,473

10-year hold

• IRR: 80.0%
• Equity multiple: 9.26×
• Total profit: $69,407
• Equity at exit: $2,594

Cash invested: $8,400 (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: 109
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $961 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$55 /mo · $654/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $535

Break-even live

Break-even rent $284

Max offer price $30,000

Occupancy floor 39%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2025-06-04
   listed $30,000 Active 244-char remark

   Show marketing remark (244 chars)

   Calling all builders and investors! This property comes with two residential lots-perfect for new construction. You determine what you would like to do with the small adobe home on land. Please call listing office to schedule a private showing.

2. 2024-11-20
   price $40,000
3. 2024-07-24
   price $50,000
4. 2011-10-06
   soldstatus
5. 2009-09-15
   soldstatus
6. 2009-04-01
   soldstatus
7. 2003-08-26
   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: $654 · $55/mo
• Projected year-2 tax: $654 · $55/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 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $11,531
• − Mortgage interest: −$1,680
• − Property taxes: −$654
• − Insurance: −$150
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$873
• Taxable income: $6,329
• Est. tax owed @ 24.0%: −$1,519
• After-tax cash flow: $4,898/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

-40.0% since first listed

7 events — show timeline

• 2025-06-04 Listed $30,000 PBBOR
• 2024-11-20 Price Changed $40,000 PBBOR
• 2024-07-24 Price Changed $50,000 PBBOR
• 2011-10-06 Sold (Public Records) — Public Records
• 2009-09-15 Sold (Public Records) — Public Records
• 2009-04-01 Sold (Public Records) — Public Records
• 2003-08-26 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $654 · +8.6% YoY. Source: county tax records.