1300 N Rooney St · Fort Stockton, TX 79735

$110,000

3 bd · 1.0 ba · 1,102 sqft · SingleFamily public records · 65 Days on market

Built 1990 9,365 sqft lot $100/sqft · 57% below area

---

Why this score? — see what drove the F 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 +10.0/30.0
• ARV discount +7.5/15.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• DSCR +2.8/10.0
• 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

Attention investors! This 3 bedroom and 1 bath corner home is looking for new ownership! It is currently occupied by tenants paying $800/month. Interested in securing a steady income stream? Reach out today for more information! More pictures coming soon.

Key facts

• 9,365 sq ft lot
• Built 1990
• Listed 65 days

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$257,657) and the remarks read like a rental — treat the cards below with caution.

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 $-67 ($-802/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (11.4% below list).
• Recommended offer: $98k (11.4% below list) — sets the bar for 1% rule.

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-, amenities F, commute 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.
• Zoned schools: Fort Stockton Apache El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 333 students, 81% FRL); Fort Stockton Middle (math 15% / reading 23%, grade F, #1,466 of 1,662 statewide, top 89%, 515 students, 59% FRL); Fort Stockton High (math 27% / reading 29%, grade F, #1,170 of 1,632 statewide, top 72%, 698 students, 71% FRL).
• Market conditions: 108 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 $761 of loan paydown is wiped out by about $3k 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 65 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,500 (11.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 9.4

CMA / ARV

• ARV (median comp): $257,657
• List price: $110,000
• Delta: -57.31%
• 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: -20.6%
• Equity multiple: 0.29×
• Total profit: $-22,019
• Equity at exit: $16,401

10-year hold

• IRR: -13.6%
• Equity multiple: 0.21×
• Total profit: $-24,402
• Equity at exit: $9,511

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 79735

• Active inventory: 108
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$214 /mo · $2,573/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $-67

Break-even live

Break-even rent $1,060

Max offer price $98,195

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-36	+0% $-67	+5% $-98	+10% $-129
Rent	-10% $-144	-5% $-105	+0% $-67	+5% $-28	+10% $10
Rate	-1.0pp $-11	-0.5pp $-39	base $-67	+0.5pp $-95	+1.0pp $-124

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: —

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	45d	1	0.86mi

Listing history 24 events

1. 2026-06-21
   days on market $110,000 Active 65 DOM
2. 2026-06-21
   days on market $110,000 Active 64 DOM
3. 2026-06-18
   days on market $110,000 Active 62 DOM
4. 2026-06-17
   days on market $110,000 Active 61 DOM
5. 2026-06-16
   days on market $110,000 Active 60 DOM
6. 2026-06-15
   days on market $110,000 Active 59 DOM
7. 2026-06-13
   pricedays on market $110,000 Active 57 DOM
8. 2026-06-12
   days on market $140,000 Active 56 DOM
9. 2026-06-09
   days on market $140,000 Active 53 DOM
10. 2026-06-08
    days on market $140,000 Active 52 DOM
11. 2026-06-08
    days on market $140,000 Active 51 DOM
12. 2026-06-07
    days on market $140,000 Active 50 DOM
13. 2026-06-03
    days on market $140,000 Active 47 DOM
14. 2026-06-02
    days on market $140,000 Active 46 DOM
15. 2026-06-01
    days on market $140,000 Active 45 DOM
16. 2026-05-31
    days on market $140,000 Active 44 DOM
17. 2026-04-14
    listed $140,000 Active 256-char remark

    Show marketing remark (256 chars)

    Attention investors! This 3 bedroom and 1 bath corner home is looking for new ownership! It is currently occupied by tenants paying $800/month. Interested in securing a steady income stream? Reach out today for more information! More pictures coming soon.

18. 2020-05-15
    soldstatus
19. 2019-04-10
    soldstatus
20. 2008-10-30
    soldstatus
21. 2003-08-18
    soldstatus
22. 2003-08-18
    soldstatus
23. 1997-12-01
    soldstatus
24. 1990-10-04
    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: $2,573 · $214/mo
• Projected year-2 tax: $2,573 · $214/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 6 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: −$6,162
• − Property taxes: −$2,573
• − Insurance: −$550
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$3,200
• Taxable loss: −$2,656
• Est. tax savings @ 24.0%: +$638
• After-tax cash flow: $-164/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

8 events — show timeline

• 2026-04-14 Listed $140,000 PBBOR
• 2020-05-15 Sold (Public Records) — Public Records
• 2019-04-10 Sold (Public Records) — Public Records
• 2008-10-30 Sold (Public Records) — Public Records
• 2003-08-18 Sold (Public Records) — Public Records
• 2003-08-18 Sold (Public Records) — Public Records
• 1997-12-01 Sold (Public Records) — Public Records
• 1990-10-04 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,573 · +13.8% YoY. Source: county tax records.