322 S 7th St · Skidmore, TX 78389

$110,000

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 108 Days on market

Built 1965 0.60 ac lot $81/sqft · 6% below area Est $117k · 6% under

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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 +22.2/30.0
• ARV discount +10.1/15.0
• DSCR +7.1/10.0
• 1% rule +5.9/10.0
• Appreciation +5.0/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming and full of potential, this farmhouse-style home is nestled on a spacious . 6-acre corner lot consisting of 4 lots in Skidmore. Offering 1,352 sq. ft. of living space, the home features 3 bedrooms and 1 full bathroom, providing a comfortable layout for those looking to enjoy small-town living with room to grow. This property offers the convenience of city water service to the home, along with the added benefit of an older well located on the property. A covered carport provides sheltered parking, and the expansive lot offers endless possibilities for outdoor enjoyment, gardening, or future improvements. This property is an excellent opportunity to own a well-located home with a large yard and additional land. Don’t miss your chance to make this Skidmore gem yours—schedule a showing today!

Key facts

• City water service
• Covered carport
• Large yard

Tags

• CORNER LOT
• CITY WATER SERVICE
• COVERED CARPORT
• LARGE YARD
• ADDITIONAL LAND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,204 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-; Watch: housing C-, schools D-, amenities F.
• Skidmore-Tynan ISD (rural): math 31% / reading 44% proficiency, ranked #476 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 15 units permitted in Bee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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 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?
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: 1.09% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.96%
• DSCR: 1.31
• GRM: 7.6

CMA / ARV

• ARV (median comp): $116,834
• List price: $110,000
• Delta: -5.85%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 E Refugio St	0.39mi	3/2.0	1,242 (-8%)	7mo	$120,000	$97	59
516 W Sullivan	0.36mi	3/2.0	1,484 (+10%)	11mo	$255,000	$172	54
801 E Mathis	0.51mi	3/1.0	1,456 (+8%)	16mo	$118,000	$81	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 14.0%
• Equity multiple: 1.80×
• Total profit: $24,652
• Equity at exit: $49,461

10-year hold

• IRR: 15.9%
• Equity multiple: 3.33×
• Total profit: $71,866
• Equity at exit: $76,225

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 78389

• Active inventory: 53
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,201 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$147 /mo · $1,770/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $179

Break-even live

Break-even rent $975

Max offer price $110,000

Occupancy floor 80%

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 21 events

1. 2026-06-19
   days on market $110,000 Active 108 DOM
2. 2026-06-18
   days on market $110,000 Active 107 DOM
3. 2026-06-17
   days on market $110,000 Active 106 DOM
4. 2026-06-16
   days on market $110,000 Active 105 DOM
5. 2026-06-15
   days on market $110,000 Active 104 DOM
6. 2026-06-14
   days on market $110,000 Active 102 DOM
7. 2026-06-12
   days on market $110,000 Active 101 DOM
8. 2026-06-09
   days on market $110,000 Active 98 DOM
9. 2026-06-08
   days on market $110,000 Active 97 DOM
10. 2026-06-07
    days on market $110,000 Active 96 DOM
11. 2026-06-07
    days on market $110,000 Active 95 DOM
12. 2026-06-02
    days on market $110,000 Active 91 DOM
13. 2026-06-01
    days on market $110,000 Active 90 DOM
14. 2026-05-31
    days on market $110,000 Active 89 DOM
15. 2026-05-30
    days on market $110,000 Active 88 DOM
16. 2026-03-03
    listed $110,000 Active 820-char remark

    Show marketing remark (820 chars)

    Charming and full of potential, this farmhouse-style home is nestled on a spacious . 6-acre corner lot consisting of 4 lots in Skidmore. Offering 1,352 sq. ft. of living space, the home features 3 bedrooms and 1 full bathroom, providing a comfortable layout for those looking to enjoy small-town living with room to grow. This property offers the convenience of city water service to the home, along with the added benefit of an older well located on the property. A covered carport provides sheltered parking, and the expansive lot offers endless possibilities for outdoor enjoyment, gardening, or future improvements. This property is an excellent opportunity to own a well-located home with a large yard and additional land. Don’t miss your chance to make this Skidmore gem yours—schedule a showing today!

17. 2025-10-27
    status Active
18. 2025-10-27
    price $110,000
19. 2025-08-25
    status Pending
20. 2025-07-28
    listed $98,500 Active
21. 1988-07-28
    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: $1,770 · $147/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$243/yr (+$20/mo · 13.7%)

ⓘ 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 8/10 Severe
• 🌡 Heat 9/10 Extreme 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: $14,412
• − Mortgage interest: −$6,162
• − Property taxes: −$1,770
• − Insurance: −$550
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$3,200
• Taxable income: $425
• Est. tax owed @ 24.0%: −$102
• After-tax cash flow: $2,042/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: Skidmore-Tynan ISD
• NCES district ID: 4840410
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $42,654
• Composite: 31.67/100
• National rank: #5928
• State rank: #476 of 826 in TX

Livability — Skidmore

• Score: 58/100
• State rank: #1204
• US rank: #21043

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Skidmore, TX
• Population (ZIP): 2,036

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: Predominantly Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% White 28% Two or more races 7% Black 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Italian 3% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 53% English-only · Spanish 47%

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: —
• Current HPI: —
• 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

+11.7% since first listed

6 events — show timeline

• 2026-03-03 Listed $110,000 CBMLS
• 2025-10-27 Relisted — CBMLS
• 2025-10-27 Price Changed $110,000 CBMLS
• 2025-08-25 Pending — CBMLS
• 2025-07-28 Listed $98,500 CBMLS
• 1988-07-28 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,770 · +11.1% YoY. Source: county tax records.