712 S Locust Ave · Town of Pecos, TX 79772

$112,000

2 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 34 Days on market

Built 1940 5,749 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 5,749 sq ft lot
• 2 parking spots
• Built 1940

Property features AI

Finance

• Other: Property type: Single family residence
• Financial info: Details not provided
• HOA & community: Details not provided

Exterior

• Parking: 2 parking spaces (2 covered); Carport
• Security: Details not provided
• Utilities: Public water; Public sewer; Propane available
• Home design: Single family residence; Residential property
• Construction: Composition roof; Slab and pier/pillar/post foundation; Year built not provided
• Exterior features: Patio; Landscaped lot; Storage structure; Paved road access; Solar panels

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Details not provided
• Flooring: Tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Evaporative cooling; Window unit(s)
• Interior features: Blinds; Gas water heater; Gas range; Refrigerator
• Laundry & utility: Washer hookup; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $109k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Pecos-Barstow-Toyah ISD (town): math 28% / reading 30% proficiency, ranked #652 of 826 in TX (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pecos Kind (328 students, 81% FRL); Pecos H S (math 12% / reading 25%, grade F, #1,436 of 1,632 statewide, top 88%, 766 students, 54% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: 88 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 22 units permitted in Reeves County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $774 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Reeves County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,640 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.61% ✓
• Cap rate: 13.39%
• Cash-on-cash: 25.34%
• DSCR: 2.13
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.06×
• Total profit: $33,321
• Equity at exit: $26,558

10-year hold

• IRR: 28.6%
• Equity multiple: 3.94×
• Total profit: $92,071
• Equity at exit: $27,482

Cash invested: $31,360 (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 79772

• Home prices YoY: -0.7%
• Active inventory: 88
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$126 /mo · $1,508/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $662

Break-even live

Break-even rent $962

Max offer price $112,000

Occupancy floor 58%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 S Cherry St Unit B Pecos, TX	2.0	1.0	980	$1,800	$1.84	43d	1	0.70mi

Listing history 16 events

1. 2026-06-18
   days on market $112,000 Active 34 DOM
2. 2026-06-17
   days on market $112,000 Active 33 DOM
3. 2026-06-16
   days on market $112,000 Active 32 DOM
4. 2026-06-15
   days on market $112,000 Active 31 DOM
5. 2026-06-15
   days on market $112,000 Active 30 DOM
6. 2026-06-13
   days on market $112,000 Active 29 DOM
7. 2026-06-12
   days on market $112,000 Active 28 DOM
8. 2026-06-10
   days on market $112,000 Active 25 DOM
9. 2026-06-08
   days on market $112,000 Active 24 DOM
10. 2026-06-08
    days on market $112,000 Active 23 DOM
11. 2026-06-07
    days on market $112,000 Active 22 DOM
12. 2026-06-03
    days on market $112,000 Active 19 DOM
13. 2026-06-02
    days on market $112,000 Active 18 DOM
14. 2026-06-01
    days on market $112,000 Active 17 DOM
15. 2026-05-31
    days on market $112,000 Active 16 DOM
16. 2026-05-15
    listed $112,000 Active 320-char remark

ⓘ 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: $1,508 · $126/mo
• Projected year-2 tax: $2,050 · $171/mo
• Expected delta: +$542/yr (+$45/mo · 35.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 21 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: $21,600
• − Mortgage interest: −$6,274
• − Property taxes: −$1,508
• − Insurance: −$560
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$3,258
• Taxable income: $6,544
• Est. tax owed @ 24.0%: −$1,571
• After-tax cash flow: $6,378/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: Pecos-Barstow-Toyah ISD
• NCES district ID: 4834550
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 30% ▲ 1.00%
• Median HH income: $41,982
• Composite: 24.61/100
• National rank: #7632
• State rank: #652 of 826 in TX

Livability — Town of Pecos

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Town of Pecos, TX
• City population: 12,547
• Population (ZIP): 12,547

Population outlook (Reeves County) Hauer SSP2

• Today (2025): 17,069 people
• By 2030: 18,407 · +7.8%
• By 2040: 21,342 · +25.0%
• By 2050: 24,701 · +44.7%
• By 2075: 32,688 · +91.5%
• By 2100: 36,117 · +111.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 22% White 12% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 78%
• Common ancestry: Iranian 1% Serbian 1%
• Foreign-born: 19% · Canada
• Languages at home: 38% English-only · Spanish 62%

Political lean MEDSL · Reeves

• 2024 margin: Solid R (+36.9) · D 31.1% · R 68.0%
• 2008→2024 swing: -42.2pp toward R · 2008: 5.2pp · 2024: -36.9pp
• All cycles: 2024: R+36.9 2020: R+23.3 2016: D+7.6 2012: D+16.2 2008: D+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.09%
• Current HPI: 147.9377
• 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

1 event — show timeline

• 2026-05-15 Listed $112,000 ODMLS

Property tax history

+6.4%/yr

Latest (2025): $1,508 · +4.5% YoY. Source: county tax records.