709 S Valentine St · Fort Stockton, TX 79735

$75,000

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 258 Days on market

Built 1960 9,583 sqft lot $57/sqft · 71% below area ↓ 31% 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 +19.9/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 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

Listing remarks MLS

Charming corner-lot investment opportunity! This 2-bedroom, 2-bath home comes with an additional 1-bedroom, 1-bath apartment, offering great rental potential or space for extended family. Designed for low maintenance, the property is ideal for investors! Conveniently located in Fort Stockton, this property combines affordability and flexibility—don't miss your chance to own a versatile home at an excellent price point!

Key facts

• Rental potential
• Corner-lot
• Additional apartment

Tags

• CORNER-LOT
• INVESTMENT OPPORTUNITY
• ADDITIONAL APARTMENT
• RENTAL POTENTIAL
• LOW MAINTENANCE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $75k).
• Recommended offer: $66k (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; 1 comparable units currently listed for rent nearby; 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 $519 of loan paydown is wiped out by about $2k 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 258 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 6.4

CMA / ARV

• ARV (median comp): $257,636
• List price: $75,000
• Delta: -70.89%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-6,266
• Equity at exit: $11,183

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $2,441
• Equity at exit: $6,485

Cash invested: $21,000 (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: 6.4×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$255 /mo · $3,060/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $91

Break-even live

Break-even rent $860

Max offer price $75,000

Occupancy floor 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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
902 N Missouri St Unit A Fort Stockton, TX	2.0	1.0	910	$975	$1.07	43d	1	1.09mi

Listing history 18 events

1. 2026-06-18
   days on market $75,000 Active 258 DOM
2. 2026-06-17
   days on market $75,000 Active 257 DOM
3. 2026-06-16
   days on market $75,000 Active 256 DOM
4. 2026-06-15
   days on market $75,000 Active 255 DOM
5. 2026-06-13
   days on market $75,000 Active 253 DOM
6. 2026-06-12
   days on market $75,000 Active 252 DOM
7. 2026-06-09
   days on market $75,000 Active 249 DOM
8. 2026-06-08
   days on market $75,000 Active 248 DOM
9. 2026-06-08
   days on market $75,000 Active 247 DOM
10. 2026-06-07
    days on market $75,000 Active 246 DOM
11. 2026-06-03
    days on market $75,000 Active 243 DOM
12. 2026-06-02
    pricedays on market $75,000 Active 242 DOM
13. 2026-06-01
    days on market $90,000 Active 241 DOM
14. 2026-05-31
    days on market $90,000 Active 240 DOM
15. 2026-01-02
    price $90,000 428-char remark

    Show marketing remark (428 chars)

    Charming corner-lot investment opportunity! This 2-bedroom, 2-bath home comes with an additional 1-bedroom, 1-bath apartment, offering great rental potential or space for extended family. Designed for low maintenance, the property is ideal for investors! Conveniently located in Fort Stockton, this property combines affordability and flexibility—don't miss your chance to own a versatile home at an excellent price point!

16. 2025-10-28
    price $120,000 428-char remark

    Show marketing remark (428 chars)

    Charming corner-lot investment opportunity! This 2-bedroom, 2-bath home comes with an additional 1-bedroom, 1-bath apartment, offering great rental potential or space for extended family. Designed for low maintenance, the property is ideal for investors! Conveniently located in Fort Stockton, this property combines affordability and flexibility—don't miss your chance to own a versatile home at an excellent price point!

17. 2025-10-03
    listed $130,000 Active 428-char remark

    Show marketing remark (428 chars)

    Charming corner-lot investment opportunity! This 2-bedroom, 2-bath home comes with an additional 1-bedroom, 1-bath apartment, offering great rental potential or space for extended family. Designed for low maintenance, the property is ideal for investors! Conveniently located in Fort Stockton, this property combines affordability and flexibility—don't miss your chance to own a versatile home at an excellent price point!

18. 1997-07-22
    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: $3,060 · $255/mo
• Projected year-2 tax: $3,060 · $255/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 · 19 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: $11,700
• − Mortgage interest: −$4,201
• − Property taxes: −$3,060
• − Insurance: −$375
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$2,182
• Taxable income: $10
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $1,086/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

-30.8% since first listed

4 events — show timeline

• 2026-01-02 Price Changed $90,000 PBBOR
• 2025-10-28 Price Changed $120,000 PBBOR
• 2025-10-03 Listed $130,000 PBBOR
• 1997-07-22 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $3,060 · +10.1% YoY. Source: county tax records.