1201 Jackson St · Perryton, TX 79070

$130,000

3 bd · 2.0 ba · 1,592 sqft · SingleFamily public records · 26 Days on market

Built 1965

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Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• 1% rule +4.0/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3-bedroom, 2-bath home offering 2,592 sq ft of living space on a 7,361 sq ft lot, conveniently located across from the high school and close to other schools on a quiet street. The home features a walk-in jacuzzi tub and walk-in shower, with recent updates including windows and doors (2018), roof and gutters, and laminate flooring installed within the past 6 months. Water and gas lines were updated in 2013. A gas heater is installed in the capped fireplace for additional heating. Interior will benefit from light cosmetic updates, including some flooring replacement. The property also includes a 3-car garage with epoxy floors, offering excellent space for vehicles, storage, or a wor

Key facts

• Laminate flooring
• Recent updates
• Walk-in jacuzzi tub

Tags

• WALK-IN JACUZZI TUB
• WALK-IN SHOWER
• RECENT UPDATES
• UPDATED WINDOWS AND DOORS
• UPDATED ROOF AND GUTTERS
• LAMINATE FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $3 ($38/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (9.9% below list).
• Recommended offer: $117k (9.9% below list) — sets the bar for 1% rule.

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 $899 of loan paydown is wiped out by about $4k 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 26 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

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 $117,177 (9.9% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 9.2

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-20,833
• Equity at exit: $19,383

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-17,751
• Equity at exit: $11,240

Cash invested: $36,400 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$187 /mo · $2,240/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $3

Break-even live

Break-even rent $1,168

Max offer price $130,000

Occupancy floor 95%

Sensitivity live

Price	-10% $77	-5% $40	+0% $3	+5% $-34	+10% $-70
Rent	-10% $-89	-5% $-43	+0% $3	+5% $49	+10% $96
Rate	-1.0pp $69	-0.5pp $36	base $3	+0.5pp $-31	+1.0pp $-65

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $130,000 Active 26 DOM
2. 2026-06-21
   days on market $130,000 Active 25 DOM
3. 2026-06-18
   days on market $130,000 Active 23 DOM
4. 2026-06-17
   days on market $130,000 Active 22 DOM
5. 2026-06-16
   days on market $130,000 Active 21 DOM
6. 2026-06-15
   days on market $130,000 Active 20 DOM
7. 2026-06-15
   days on market $130,000 Active 19 DOM
8. 2026-06-13
   days on market $130,000 Active 18 DOM
9. 2026-06-12
   days on market $130,000 Active 17 DOM
10. 2026-06-09
    days on market $130,000 Active 14 DOM
11. 2026-06-08
    days on market $130,000 Active 13 DOM
12. 2026-06-08
    days on market $130,000 Active 12 DOM
13. 2026-06-07
    days on market $130,000 Active 11 DOM
14. 2026-06-03
    days on market $130,000 Active 8 DOM
15. 2026-06-02
    days on market $130,000 Active 7 DOM
16. 2026-06-01
    days on market $130,000 Active 6 DOM
17. 2026-05-31
    days on market $130,000 Active 5 DOM
18. 2026-05-26
    listed $130,000 Active
19. 1989-06-27
    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: $2,240 · $187/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$139/yr (+$12/mo · 6.2%)

ⓘ 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: $14,061
• − Mortgage interest: −$7,282
• − Property taxes: −$2,240
• − Insurance: −$650
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$3,782
• Taxable loss: −$2,142
• Est. tax savings @ 24.0%: +$514
• After-tax cash flow: $552/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

2 events — show timeline

• 2026-05-26 Listed $130,000 FSBO.com
• 1989-06-27 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $2,240 · -45.0% YoY. Source: county tax records.