2102 Indiana Dr · Perryton, TX 79070

$88,000

3 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 181 Days on market

Built 1963 6,000 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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +6.4/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cute 3 bedroom house with 1 car attached garage. Covered Porch. Currently rented. Need notice for setting up an appointment

Key facts

• Covered porch
• 6,000 sq ft lot
• Garage

Tags

• COVERED PORCH

Property features AI

Finance

• HOA & community: No community amenities listed

Exterior

• Parking: Attached garage (1 car) with garage facing front
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Faces east
• Construction: Vinyl siding with frame construction; Pillar/post/pier foundation
• Exterior features: Metal roof; Lot approximately 60 x 100

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas and electric); Central electric air conditioning
• Interior features: Gas water heater; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#97 in TX, #3,326 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities D+, commute F.
• Perryton ISD (town): math 53% / reading 47% proficiency, ranked #186 of 826 in TX (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: James L Wright El (math 37% / reading 42%, grade F, #1,545 of 4,322 statewide, top 38%, 471 students, 67% FRL); Perryton J H (math 53% / reading 48%, grade C, #333 of 1,662 statewide, top 21%, 436 students, 58% FRL); Perryton H S (math 62% / reading 57%, grade C+, #275 of 1,632 statewide, top 19%, 620 students, 56% FRL).
• Market conditions: 42 active listings in the ZIP; 4 units permitted in Ochiltree County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ochiltree County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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 1963 — 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: 1.14% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.44%
• DSCR: 1.29
• GRM: 7.3

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-5,790
• Equity at exit: $13,121

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $5,996
• Equity at exit: $7,609

Cash invested: $24,640 (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 79070

• Active inventory: 42
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$163 /mo · $1,955/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $132

Break-even live

Break-even rent $837

Max offer price $88,000

Occupancy floor 82%

Sensitivity live

Price	-10% $182	-5% $157	+0% $132	+5% $107	+10% $82
Rent	-10% $53	-5% $93	+0% $132	+5% $172	+10% $212
Rate	-1.0pp $177	-0.5pp $155	base $132	+0.5pp $109	+1.0pp $86

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $88,000 Active 181 DOM
2. 2026-06-21
   days on market $88,000 Active 180 DOM
3. 2026-06-18
   days on market $88,000 Active 178 DOM
4. 2026-06-17
   days on market $88,000 Active 177 DOM
5. 2026-06-16
   days on market $88,000 Active 176 DOM
6. 2026-06-15
   days on market $88,000 Active 175 DOM
7. 2026-06-15
   days on market $88,000 Active 174 DOM
8. 2026-06-13
   days on market $88,000 Active 173 DOM
9. 2026-06-12
   days on market $88,000 Active 172 DOM
10. 2026-06-09
    days on market $88,000 Active 169 DOM
11. 2026-06-08
    days on market $88,000 Active 168 DOM
12. 2026-06-08
    days on market $88,000 Active 167 DOM
13. 2026-06-07
    days on market $88,000 Active 166 DOM
14. 2026-06-03
    days on market $88,000 Active 163 DOM
15. 2026-06-02
    days on market $88,000 Active 162 DOM
16. 2026-06-01
    days on market $88,000 Active 161 DOM
17. 2026-05-31
    days on market $88,000 Active 160 DOM
18. 2026-05-18
    status Active
19. 2026-05-18
    price $88,000
20. 2026-03-12
    historical
21. 2025-10-16
    listed $85,000 Active
22. 2003-07-21
    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: $1,955 · $163/mo
• Projected year-2 tax: $1,955 · $163/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,051
• − Mortgage interest: −$4,929
• − Property taxes: −$1,955
• − Insurance: −$440
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$2,560
• Taxable income: $238
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $1,530/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: Perryton ISD
• NCES district ID: 4834650
• Math proficiency: 53% ▲ 8.00%
• Reading proficiency: 47% ▲ 6.00%
• Median HH income: $49,119
• Composite: 42.73/100
• National rank: #3159
• State rank: #186 of 826 in TX

Livability — Perryton

• Score: 76/100
• State rank: #97
• US rank: #3326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perryton, TX
• Population (ZIP): 9,655

Population outlook (Ochiltree County) Hauer SSP2

• Today (2025): 11,879 people
• By 2030: 12,522 · +5.4%
• By 2040: 13,989 · +17.8%
• By 2050: 15,572 · +31.1%
• By 2075: 19,380 · +63.1%
• By 2100: 22,039 · +85.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (56%)
• Race & ethnicity: Hispanic / Latino 56% White 41% Two or more races 13%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 30% · Canada
• Languages at home: 53% English-only · Spanish 46%

Political lean MEDSL · Ochiltree

• 2024 margin: Solid R (+81.6) · D 8.9% · R 90.5%
• 2008→2024 swing: +2.3pp toward D · 2008: -83.9pp · 2024: -81.6pp
• All cycles: 2024: R+81.6 2020: R+79.5 2016: R+79.0 2012: R+82.4 2008: R+83.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.26%
• Current HPI: 102.4171
• 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

+3.5% since first listed

5 events — show timeline

• 2026-05-18 Relisted — AARMLS
• 2026-05-18 Price Changed $88,000 AARMLS
• 2026-03-12 Delisted — AARMLS
• 2025-10-16 Listed $85,000 AARMLS
• 2003-07-21 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,955 · +0.8% YoY. Source: county tax records.