1100 E Kingsmill Ave · Pampa, TX 79065

$115,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 114 Days on market

Built 1946 8,538 sqft lot

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +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

This updated 3-bedroom, 2 bath home on a corner lot features a comfortable layout and a series of thoughtful improvements. Vinyl siding and a low-maintenance exterior complement the lot's open yard space. Having never been lived in since its remodel this home is truly move-in ready. LVP flooring extends through the home, while recessed lighting brightens up the space. The combined living and dining area provides a flexible central space. The kitchen features new cabinets, tile backsplash and a gas range, while both bathrooms showcase all new showers and vanities. Oversized utility room with a door to the back yard makes a great mudroom for pets. NEW CENTRAL HEAT & AIR, new water heate

Key facts

• Recessed lighting
• Lvp flooring
• Move in ready

Tags

• CORNER LOT
• LOW MAINTENANCE EXTERIOR
• OPEN YARD SPACE
• MOVE IN READY
• LVP FLOORING
• RECESSED LIGHTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% 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; 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 $795 of loan paydown is wiped out by about $3k 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 114 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• 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 $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.05% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.59%
• DSCR: 1.43
• GRM: 7.9

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,291
• Equity at exit: $17,147

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $18,940
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$49 /mo · $593/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $257

Break-even live

Break-even rent $887

Max offer price $115,000

Occupancy floor 74%

Sensitivity live

Price	-10% $322	-5% $290	+0% $257	+5% $225	+10% $192
Rent	-10% $161	-5% $209	+0% $257	+5% $305	+10% $353
Rate	-1.0pp $315	-0.5pp $286	base $257	+0.5pp $227	+1.0pp $197

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-01
   status Pending
2. 2026-04-23
   status Active
3. 2026-04-23
   price $110,000
4. 2026-04-02
   historical
5. 2026-01-21
   price $115,000
6. 2026-01-21
   price $115,000
7. 2025-12-09
   listed $125,000 Active
8. 2025-12-09
   listed $125,000 Active
9. 2025-09-06
   price $125,000
10. 2025-05-14
    price $140,000
11. 2024-09-11
    soldstatus
12. 2024-01-24
    soldstatus Closed
13. 2024-01-24
    soldstatus
14. 2024-01-02
    status Active
15. 2023-12-28
    status Active
16. 2023-12-11
    listed $15,000 Active
17. 2023-12-04
    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: $593 · $49/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$1,511/yr (+$126/mo · 254.8%)

ⓘ 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: $14,547
• − Mortgage interest: −$6,442
• − Property taxes: −$593
• − Insurance: −$575
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$3,345
• Taxable income: $1,264
• Est. tax owed @ 24.0%: −$303
• After-tax cash flow: $2,783/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

+633.3% since first listed

17 events — show timeline

• 2026-05-01 Pending — AARMLS
• 2026-04-23 Relisted — PBOR
• 2026-04-23 Price Changed $110,000 PBOR
• 2026-04-02 Delisted — AARMLS
• 2026-01-21 Price Changed $115,000 PBOR
• 2026-01-21 Price Changed $115,000 AARMLS
• 2025-12-09 Listed $125,000 AARMLS
• 2025-12-09 Listed $125,000 PBOR
• 2025-09-06 Price Changed $125,000 AARMLS
• 2025-05-14 Price Changed $140,000 AARMLS
• 2024-09-11 Sold (Public Records) — Public Records
• 2024-01-24 Sold (Public Records) — Public Records
• 2024-01-24 Sold (MLS) — PBOR
• 2024-01-02 Relisted — PBOR
• 2023-12-28 Relisted — PBOR
• 2023-12-11 Listed $15,000 PBOR
• 2023-12-04 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $593 · +5.1% YoY. Source: county tax records.