1312 Charles St · Pampa, TX 79065

$149,900

3 bd · 2.0 ba · 1,908 sqft · SingleFamily public records · 130 Days on market

$79/sqft · 61% above area

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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 +17.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +5.5/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming 3-bedroom, 2-bath, 2-story residence featuring classic vinyl siding and both a carport and garage for convenient parking. The main level offers two comfortable bedrooms, a cozy living area, and a spacious kitchen and dining room combo--perfect for family meals and entertaining. Upstairs, you'll find a large master suite complete with a walk-in oversized shower, dual sinks, and generous counter space. Woerking From Home? Has Office Just for you. Step outside to enjoy the fenced backyard, ideal for relaxation and fun, featuring an above-ground pool and a separate dog run for your furry friends. Updates include a newer sewer line and an electric water heater. The home also offers central heat with individual window units in each room for customized comfort

Key facts

• Master suite
• Garage
• Carport

Tags

• VINYL SIDING
• CARPORT
• GARAGE
• LIVING AREA
• KITCHEN AND DINING ROOM COMBO
• MASTER SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

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 ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#128 in TX, #3,885 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, crime F.
• Pampa ISD (town): math 38% / reading 36% proficiency, ranked #482 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 182 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7 units permitted in Gray County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Gray County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe 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 $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 D-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. Crime grade is F 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.09% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 7.6

CMA / ARV

• ARV (median comp): $93,172
• List price: $149,900
• Delta: 60.88%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-16,757
• Equity at exit: $22,351

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-4,580
• Equity at exit: $12,961

Cash invested: $41,972 (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 79065

• Active inventory: 182
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,638 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$329 /mo · $3,949/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $117

Break-even live

Break-even rent $1,491

Max offer price $149,900

Occupancy floor 88%

Sensitivity live

Price	-10% $201	-5% $159	+0% $117	+5% $74	+10% $32
Rent	-10% $-13	-5% $52	+0% $117	+5% $181	+10% $246
Rate	-1.0pp $192	-0.5pp $155	base $117	+0.5pp $78	+1.0pp $38

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
828 N Nelson St Pampa, TX	4.0	2.5	1778	$2,000	$1.12	44d	1	0.74mi
1404 Coronado Dr Pampa, TX	3.0	2.5	1500	$1,200	$0.80	44d	1	0.76mi

Listing history 20 events

1. 2026-06-21
   days on market $149,900 Active 130 DOM
2. 2026-06-18
   days on market $149,900 Active 128 DOM
3. 2026-06-17
   days on market $149,900 Active 127 DOM
4. 2026-06-16
   days on market $149,900 Active 126 DOM
5. 2026-06-15
   days on market $149,900 Active 125 DOM
6. 2026-06-15
   days on market $149,900 Active 124 DOM
7. 2026-06-13
   days on market $149,900 Active 123 DOM
8. 2026-06-12
   days on market $149,900 Active 122 DOM
9. 2026-06-10
   days on market $149,900 Active 119 DOM
10. 2026-06-08
    days on market $149,900 Active 118 DOM
11. 2026-06-08
    days on market $149,900 Active 117 DOM
12. 2026-06-03
    days on market $149,900 Active 113 DOM
13. 2026-06-02
    days on market $149,900 Active 112 DOM
14. 2026-06-01
    days on market $149,900 Active 111 DOM
15. 2026-05-31
    days on market $149,900 Active 110 DOM
16. 2026-05-11
    price $149,900 794-char remark

    Show marketing remark (794 chars)

    Welcome home to this charming 3-bedroom, 2-bath, 2-story residence featuring classic vinyl siding and both a carport and garage for convenient parking. The main level offers two comfortable bedrooms, a cozy living area, and a spacious kitchen and dining room combo--perfect for family meals and entertaining. Upstairs, you'll find a large master suite complete with a walk-in oversized shower, dual sinks, and generous counter space. Woerking From Home? Has Office Just for you. Step outside to enjoy the fenced backyard, ideal for relaxation and fun, featuring an above-ground pool and a separate dog run for your furry friends. Updates include a newer sewer line and an electric water heater. The home also offers central heat with individual window units in each room for customized comfort

17. 2026-02-10
    listed $155,790 Active 794-char remark

    Show marketing remark (794 chars)

    Welcome home to this charming 3-bedroom, 2-bath, 2-story residence featuring classic vinyl siding and both a carport and garage for convenient parking. The main level offers two comfortable bedrooms, a cozy living area, and a spacious kitchen and dining room combo--perfect for family meals and entertaining. Upstairs, you'll find a large master suite complete with a walk-in oversized shower, dual sinks, and generous counter space. Woerking From Home? Has Office Just for you. Step outside to enjoy the fenced backyard, ideal for relaxation and fun, featuring an above-ground pool and a separate dog run for your furry friends. Updates include a newer sewer line and an electric water heater. The home also offers central heat with individual window units in each room for customized comfort

18. 2018-05-02
    soldstatus
19. 2018-04-30
    soldstatus 318-char remark

    Show marketing remark (318 chars)

    This Cute Home Nestled on Tree Street features 3 Bedrooms, 2 Baths. The Spacious front Living Area flows to the Open Kitchen and Den Area. The Room off the Den is a Great Location for Office/Study Area. The Large Master is located upstairs/isolated. The Exterior is Siding and has a Fenced Backyard. Call today to View

20. 2017-11-20
    listed $119,900 318-char remark

    Show marketing remark (318 chars)

    This Cute Home Nestled on Tree Street features 3 Bedrooms, 2 Baths. The Spacious front Living Area flows to the Open Kitchen and Den Area. The Room off the Den is a Great Location for Office/Study Area. The Large Master is located upstairs/isolated. The Exterior is Siding and has a Fenced Backyard. Call today to View

ⓘ 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: $3,949 · $329/mo
• Projected year-2 tax: $3,949 · $329/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,658
• − Mortgage interest: −$8,397
• − Property taxes: −$3,949
• − Insurance: −$750
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$4,361
• Taxable loss: −$943
• Est. tax savings @ 24.0%: +$226
• After-tax cash flow: $1,625/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: Pampa ISD
• NCES district ID: 4834170
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,741
• Composite: 31.43/100
• National rank: #5986
• State rank: #482 of 826 in TX

Livability — Pampa

• Score: 75/100
• State rank: #128
• US rank: #3885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pampa, TX
• Population (ZIP): 19,569

Population outlook (Gray County) Hauer SSP2

• Today (2025): 24,965 people
• By 2030: 26,105 · +4.6%
• By 2040: 28,752 · +15.2%
• By 2050: 31,859 · +27.6%
• By 2075: 39,812 · +59.5%
• By 2100: 43,284 · +73.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Hispanic / Latino 32% Two or more races 6% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Slovak 3% Iranian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 79% English-only · Spanish 21%

Political lean MEDSL · Gray

• 2024 margin: Solid R (+77.1) · D 11.2% · R 88.3%
• 2008→2024 swing: -6.2pp toward R · 2008: -71.0pp · 2024: -77.1pp
• All cycles: 2024: R+77.1 2020: R+77.2 2016: R+78.8 2012: R+75.2 2008: R+71.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.67%
• Current HPI: 128.8525
• 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

+25.0% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $149,900 PBOR
• 2026-02-10 Listed $155,790 PBOR
• 2018-05-02 Sold (Public Records) — Public Records
• 2018-04-30 Sold (MLS) — PBOR
• 2017-11-20 Listed $119,900 PBOR

Property tax history

+4.6%/yr

Latest (2025): $3,949 · -2.2% YoY. Source: county tax records.