206 Commerce · Pettus, TX 78146

$85,000

3 bd · 2.0 ba · 1,150 sqft · SingleFamily · 265 Days on market

Built 1950 Fair condition 0.52 ac lot $74/sqft · 26% below area Est $115k · 26% under

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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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.4/10.0
• Appreciation +5.0/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Are you prepared to discover this charming property? Situated on a .51-acre corner lot in the peaceful community of Pettus, Texas, this well-cared for home offers a welcoming atmosphere with a cozy covered front porch. Surrounded by mature oak trees, vibrant blooming crepe myrtle trees, and a garden featuring thriving bougainvillea and red paradise plants, the property exudes grace and tranquility. With a quaint storge shed attached, the residence includes 3 bedrooms, 2 full baths, a spacious living room, a separate dining area, and a L-shaped kitchen with space for a breakfast nook. A sizable room at the back of the home can serve as a den or be converted into a large bedroom, providing versatile space to suit your needs. This property presents a valuable opportunity for a buyer interested in adding personal touches to enhance its appeal and value. Consider making this your new home today.; Original MLS#: 113484; Deed Restrictions: ; Features: Porch-Side, Porch-Covered; Home Warranty: No; Land Dimensions: 150x150; Property Condition: Good; Room List: Kitchen/Dining; Water District: Yes; Water Heater: Electric; Windows: Aluminum; Zoning: Residential

Key facts

• Covered front porch
• Mature oak trees
• Quaint storage shed

Tags

• CORNER LOT
• COVERED FRONT PORCH
• MATURE OAK TREES
• BLOOMING CREPE MYRTLE TREES
• GARDEN FEATURING BOUGAINVILLEA
• QUAINT STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#846 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety C-, crime D+, schools F.
• Pettus ISD (rural): math 36% / reading 37% proficiency, ranked #829 of 1,141 in TX (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 15 units permitted in Bee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• Bee County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 265 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. 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: 1.24% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.21%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (median comp): $115,070
• List price: $85,000
• Delta: -26.13%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.1%
• Equity multiple: 1.75×
• Total profit: $17,776
• Equity at exit: $38,220

10-year hold

• IRR: 15.1%
• Equity multiple: 3.23×
• Total profit: $52,990
• Equity at exit: $58,901

Cash invested: $23,800 (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 78146

• Active inventory: 18
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $117

Break-even live

Break-even rent $902

Max offer price $85,000

Occupancy floor 84%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 North St Unit 3 Pettus, TX	2.0	1.5	963	$1,050	$1.09	20d	1	0.42mi

Listing history 22 events

1. 2026-06-19
   days on market $85,000 Active 265 DOM
2. 2026-06-18
   days on market $85,000 Active 264 DOM
3. 2026-06-17
   days on market $85,000 Active 263 DOM
4. 2026-06-16
   days on market $85,000 Active 262 DOM
5. 2026-06-15
   days on market $85,000 Active 261 DOM
6. 2026-06-14
   days on market $85,000 Active 259 DOM
7. 2026-06-12
   days on market $85,000 Active 258 DOM
8. 2026-06-09
   days on market $85,000 Active 255 DOM
9. 2026-06-08
   days on market $85,000 Active 254 DOM
10. 2026-06-07
    days on market $85,000 Active 253 DOM
11. 2026-06-07
    days on market $85,000 Active 252 DOM
12. 2026-06-03
    days on market $85,000 Active 249 DOM
13. 2026-06-02
    days on market $85,000 Active 248 DOM
14. 2026-06-01
    days on market $85,000 Active 247 DOM
15. 2026-05-31
    days on market $85,000 Active 246 DOM
16. 2026-05-30
    days on market $85,000 Active 245 DOM
17. 2026-02-25
    price $85,000 1168-char remark

    Show marketing remark (1168 chars)

    Are you prepared to discover this charming property? Situated on a .51-acre corner lot in the peaceful community of Pettus, Texas, this well-cared for home offers a welcoming atmosphere with a cozy covered front porch. Surrounded by mature oak trees, vibrant blooming crepe myrtle trees, and a garden featuring thriving bougainvillea and red paradise plants, the property exudes grace and tranquility. With a quaint storge shed attached, the residence includes 3 bedrooms, 2 full baths, a spacious living room, a separate dining area, and a L-shaped kitchen with space for a breakfast nook. A sizable room at the back of the home can serve as a den or be converted into a large bedroom, providing versatile space to suit your needs. This property presents a valuable opportunity for a buyer interested in adding personal touches to enhance its appeal and value. Consider making this your new home today.; Original MLS#: 113484; Deed Restrictions: ; Features: Porch-Side, Porch-Covered; Home Warranty: No; Land Dimensions: 150x150; Property Condition: Good; Room List: Kitchen/Dining; Water District: Yes; Water Heater: Electric; Windows: Aluminum; Zoning: Residential

18. 2026-02-24
    status Back on Market 1168-char remark

    Show marketing remark (1168 chars)

    Are you prepared to discover this charming property? Situated on a .51-acre corner lot in the peaceful community of Pettus, Texas, this well-cared for home offers a welcoming atmosphere with a cozy covered front porch. Surrounded by mature oak trees, vibrant blooming crepe myrtle trees, and a garden featuring thriving bougainvillea and red paradise plants, the property exudes grace and tranquility. With a quaint storge shed attached, the residence includes 3 bedrooms, 2 full baths, a spacious living room, a separate dining area, and a L-shaped kitchen with space for a breakfast nook. A sizable room at the back of the home can serve as a den or be converted into a large bedroom, providing versatile space to suit your needs. This property presents a valuable opportunity for a buyer interested in adding personal touches to enhance its appeal and value. Consider making this your new home today.; Original MLS#: 113484; Deed Restrictions: ; Features: Porch-Side, Porch-Covered; Home Warranty: No; Land Dimensions: 150x150; Property Condition: Good; Room List: Kitchen/Dining; Water District: Yes; Water Heater: Electric; Windows: Aluminum; Zoning: Residential

19. 2026-02-06
    historical 1168-char remark

    Show marketing remark (1168 chars)

    Are you prepared to discover this charming property? Situated on a .51-acre corner lot in the peaceful community of Pettus, Texas, this well-cared for home offers a welcoming atmosphere with a cozy covered front porch. Surrounded by mature oak trees, vibrant blooming crepe myrtle trees, and a garden featuring thriving bougainvillea and red paradise plants, the property exudes grace and tranquility. With a quaint storge shed attached, the residence includes 3 bedrooms, 2 full baths, a spacious living room, a separate dining area, and a L-shaped kitchen with space for a breakfast nook. A sizable room at the back of the home can serve as a den or be converted into a large bedroom, providing versatile space to suit your needs. This property presents a valuable opportunity for a buyer interested in adding personal touches to enhance its appeal and value. Consider making this your new home today.; Original MLS#: 113484; Deed Restrictions: ; Features: Porch-Side, Porch-Covered; Home Warranty: No; Land Dimensions: 150x150; Property Condition: Good; Room List: Kitchen/Dining; Water District: Yes; Water Heater: Electric; Windows: Aluminum; Zoning: Residential

20. 2025-08-06
    listed $95,000 Active 1168-char remark

    Show marketing remark (1168 chars)

    Are you prepared to discover this charming property? Situated on a .51-acre corner lot in the peaceful community of Pettus, Texas, this well-cared for home offers a welcoming atmosphere with a cozy covered front porch. Surrounded by mature oak trees, vibrant blooming crepe myrtle trees, and a garden featuring thriving bougainvillea and red paradise plants, the property exudes grace and tranquility. With a quaint storge shed attached, the residence includes 3 bedrooms, 2 full baths, a spacious living room, a separate dining area, and a L-shaped kitchen with space for a breakfast nook. A sizable room at the back of the home can serve as a den or be converted into a large bedroom, providing versatile space to suit your needs. This property presents a valuable opportunity for a buyer interested in adding personal touches to enhance its appeal and value. Consider making this your new home today.; Original MLS#: 113484; Deed Restrictions: ; Features: Porch-Side, Porch-Covered; Home Warranty: No; Land Dimensions: 150x150; Property Condition: Good; Room List: Kitchen/Dining; Water District: Yes; Water Heater: Electric; Windows: Aluminum; Zoning: Residential

21. 2024-12-04
    price $90,000
22. 2024-12-03
    listed $9,000,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 70% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $12,600
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$1,928
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,473
• Taxable income: $147
• Est. tax owed @ 24.0%: −$35
• After-tax cash flow: $1,367/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. The front porch and interior walls need attention, and updates to the kitchen and bathrooms would significantly enhance its appeal.

Repairs flagged

• Minor front porch railings — slight wear
• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — slight wear

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale replace front porch railings — improves safety and appearance
• Resale update kitchen cabinets — modernizes space
• Resale update bathrooms — modernizes space

Renovation cost estimate screening

Repair item	Severity	Est. cost
front porch railings · slight wear	Minor	$500–3,000
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · slight wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale replace front porch railings — improves safety and appearance ↑
• Resale update kitchen cabinets — modernizes space ↑
• Resale update bathrooms — modernizes space ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pettus ISD
• NCES district ID: 4834770
• Math proficiency: 36% ▲ 11.00%
• Reading proficiency: 37% ▲ 7.00%
• Median HH income: $46,570
• Composite: 33.83/100
• National rank: #10377
• State rank: #829 of 1141 in TX

Livability — Pettus

• Score: 63/100
• State rank: #846
• US rank: #15296

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pettus, TX
• Population (ZIP): 740

Population outlook (Bee County) Hauer SSP2

• Today (2025): 35,003 people
• By 2030: 36,447 · +4.1%
• By 2040: 39,810 · +13.7%
• By 2050: 43,525 · +24.3%
• By 2075: 51,766 · +47.9%
• By 2100: 53,434 · +52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (55%)
• Race & ethnicity: Hispanic / Latino 55% Two or more races 50% White 42% Black 1%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Scotch-Irish 1% Lithuanian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 77% English-only · Spanish 23%

Political lean MEDSL · Bee

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -29.8pp toward R · 2008: -10.1pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+28.9 2016: R+15.4 2012: R+11.5 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-99.1% since first listed

6 events — show timeline

• 2026-02-25 Price Changed $85,000 LERA
• 2026-02-24 Relisted — LERA
• 2026-02-06 Listing Removed — LERA
• 2025-08-06 Listed $95,000 LERA
• 2024-12-04 Price Changed $90,000 CBMLS
• 2024-12-03 Listed $9,000,000 CBMLS