305/311 N Dwight Ave · Monahans, TX 79756

$160,000

3 bd · 1.5 ba · 816 sqft · SingleFamily public records · 279 Days on market

Built 1994 0.28 ac lot $196/sqft · 264% above area Est $121k · 33% over ↓ 11% since listing

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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 +12.3/30.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in the heart of Monahans! 305 & 311 N Dwight sit side by side, offering flexibility for homeowners or investors. Whether you're looking for a personal residence with extra space, a rental investment, or a multi-generational setup, these properties provide endless potential. Located just blocks from Main Street, enjoy easy access to shopping, dining, and schools in a prime location.

Key facts

• Easy access
• Heart of monahans
• Prime location

Tags

• INVESTMENT OPPORTUNITY
• HEART OF MONAHANS
• EXTRA SPACE
• MULTI-GENERATIONAL SETUP
• EASY ACCESS
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-29 ($-346/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (19.0% below list).
• Recommended offer: $130k (19.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#687 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Monahans-Wickett-Pyote ISD (town): math 33% / reading 34% proficiency, ranked #532 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7 units permitted in Ward 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 $5k of value loss. Plan a longer hold.
• Ward County population projected at +52% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,654 (19.0% 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 279 days. Have you received any prior offers? Is the seller open to a 19% 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 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. 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: 0.81% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 10.3

CMA / ARV

• ARV (median comp): $120,545
• List price: $160,000
• Delta: 32.73%
• 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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-27,777
• Equity at exit: $23,857

10-year hold

• IRR: -9.7%
• Equity multiple: 0.41×
• Total profit: $-26,606
• Equity at exit: $13,834

Cash invested: $44,800 (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 79756

• Active inventory: 53
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$147 /mo · $1,769/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-29

Break-even live

Break-even rent $1,333

Max offer price $154,903

Occupancy floor 97%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1307 N Carol Ave Unit C Monahans, TX	2.0	1.0	850	$1,250	$1.47	43d	1	0.95mi
1309 N Carol Ave Unit E3 Monahans, TX	3.0	2.0	975	$1,350	$1.38	43d	1	0.95mi

Listing history 20 events

1. 2026-06-18
   days on market $160,000 Active 279 DOM
2. 2026-06-17
   days on market $160,000 Active 278 DOM
3. 2026-06-16
   days on market $160,000 Active 277 DOM
4. 2026-06-15
   days on market $160,000 Active 276 DOM
5. 2026-06-15
   days on market $160,000 Active 275 DOM
6. 2026-06-13
   days on market $160,000 Active 274 DOM
7. 2026-06-12
   days on market $160,000 Active 273 DOM
8. 2026-06-10
   days on market $160,000 Active 270 DOM
9. 2026-06-08
   days on market $160,000 Active 269 DOM
10. 2026-06-08
    days on market $160,000 Active 268 DOM
11. 2026-06-07
    days on market $160,000 Active 267 DOM
12. 2026-06-03
    days on market $160,000 Active 264 DOM
13. 2026-06-02
    days on market $160,000 Active 263 DOM
14. 2026-06-01
    days on market $160,000 Active 262 DOM
15. 2026-05-31
    days on market $160,000 Active 261 DOM
16. 2026-04-14
    price $160,000 419-char remark

    Show marketing remark (419 chars)

    Great investment opportunity in the heart of Monahans! 305 & 311 N Dwight sit side by side, offering flexibility for homeowners or investors. Whether you're looking for a personal residence with extra space, a rental investment, or a multi-generational setup, these properties provide endless potential. Located just blocks from Main Street, enjoy easy access to shopping, dining, and schools in a prime location.

17. 2025-12-12
    price $166,000 419-char remark

    Show marketing remark (419 chars)

    Great investment opportunity in the heart of Monahans! 305 & 311 N Dwight sit side by side, offering flexibility for homeowners or investors. Whether you're looking for a personal residence with extra space, a rental investment, or a multi-generational setup, these properties provide endless potential. Located just blocks from Main Street, enjoy easy access to shopping, dining, and schools in a prime location.

18. 2025-10-06
    price $172,000 419-char remark

    Show marketing remark (419 chars)

    Great investment opportunity in the heart of Monahans! 305 & 311 N Dwight sit side by side, offering flexibility for homeowners or investors. Whether you're looking for a personal residence with extra space, a rental investment, or a multi-generational setup, these properties provide endless potential. Located just blocks from Main Street, enjoy easy access to shopping, dining, and schools in a prime location.

19. 2025-09-12
    listed $180,000 Active 419-char remark

    Show marketing remark (419 chars)

    Great investment opportunity in the heart of Monahans! 305 & 311 N Dwight sit side by side, offering flexibility for homeowners or investors. Whether you're looking for a personal residence with extra space, a rental investment, or a multi-generational setup, these properties provide endless potential. Located just blocks from Main Street, enjoy easy access to shopping, dining, and schools in a prime location.

20. 2018-04-18
    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: $1,769 · $147/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$1,159/yr (+$97/mo · 65.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,558
• − Mortgage interest: −$8,962
• − Property taxes: −$1,769
• − Insurance: −$800
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$4,655
• Taxable loss: −$3,117
• Est. tax savings @ 24.0%: +$748
• After-tax cash flow: $402/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: Monahans-Wickett-Pyote ISD
• NCES district ID: 4831170
• Math proficiency: 33% ▲ 3.00%
• Reading proficiency: 34% ▲ 7.00%
• Median HH income: $50,117
• Composite: 29.12/100
• National rank: #6592
• State rank: #532 of 826 in TX

Livability — Monahans

• Score: 65/100
• State rank: #687
• US rank: #12856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monahans, TX
• Population (ZIP): 9,558

Population outlook (Ward County) Hauer SSP2

• Today (2025): 14,048 people
• By 2030: 15,329 · +9.1%
• By 2040: 18,112 · +28.9%
• By 2050: 21,301 · +51.6%
• By 2075: 29,199 · +107.9%
• By 2100: 33,968 · +141.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 54% White 39% Two or more races 11% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 63% English-only · Spanish 35% Chinese 2%

Political lean MEDSL · Ward

• 2024 margin: Solid R (+66.1) · D 16.7% · R 82.8%
• 2008→2024 swing: -17.0pp toward R · 2008: -49.1pp · 2024: -66.1pp
• All cycles: 2024: R+66.1 2020: R+61.0 2016: R+51.6 2012: R+47.2 2008: R+49.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -167.06%
• Current HPI: 194.6219
• 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

-11.1% since first listed

5 events — show timeline

• 2026-04-14 Price Changed $160,000 ODMLS
• 2025-12-12 Price Changed $166,000 ODMLS
• 2025-10-06 Price Changed $172,000 ODMLS
• 2025-09-12 Listed $180,000 ODMLS
• 2018-04-18 Sold (Public Records) — Public Records

Property tax history

+23.9%/yr

Latest (2025): $1,769 · -3.4% YoY. Source: county tax records.