601 S Franklin Ave · Monahans, TX 79756

$27,500

3 bd · 2.0 ba · 1,439 sqft · SingleFamily public records · 78 Days on market

Built 1960 9,801 sqft lot ↓ 12% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three-bedroom, two-bath home with side entry carport and outbuilding on a nice corner lot. Home is featured on an online sales event with Hubzu beginning 4-1-26. Check Hubzu for sales event dates along with terms and conditions.

Key facts

• 9,801 sq ft lot
• 2 parking spots
• Built 1960

🔨 Auction listing. The $27,500 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $95,661 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $26k (6.0% below list) — sets the bar for market timing.

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; 1 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 $662 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $25,850 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.41% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.55%
• DSCR: 1.91
• GRM: 5.9

CMA / ARV

• ARV (median comp): $95,661
• List price: $27,500
• Delta: -71.25%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.8%
• Equity multiple: 1.51×
• Total profit: $13,702
• Equity at exit: $14,263

10-year hold

• IRR: 21.7%
• Equity multiple: 2.85×
• Total profit: $49,500
• Equity at exit: $8,271

Cash invested: $26,785 (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: 1.7×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$502
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $459

Break-even live

Break-even rent $769

Max offer price $95,661

Occupancy floor 61%

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: $23,915
• Closing costs: $2,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1309 N Carol Ave Unit E3 Monahans, TX	3.0	2.0	975	$1,350	$1.38	43d	1	1.45mi

Listing history 19 events

1. 2026-06-18
   days on market $27,500 Active 78 DOM
2. 2026-06-17
   days on market $27,500 Active 77 DOM
3. 2026-06-16
   days on market $27,500 Active 76 DOM
4. 2026-06-15
   days on market $27,500 Active 75 DOM
5. 2026-06-15
   days on market $27,500 Active 74 DOM
6. 2026-06-13
   days on market $27,500 Active 73 DOM
7. 2026-06-12
   days on market $27,500 Active 72 DOM
8. 2026-06-10
   days on market $27,500 Active 69 DOM
9. 2026-06-08
   days on market $27,500 Active 68 DOM
10. 2026-06-08
    days on market $27,500 Active 67 DOM
11. 2026-06-07
    days on market $27,500 Active 66 DOM
12. 2026-06-03
    days on market $27,500 Active 63 DOM
13. 2026-06-02
    days on market $27,500 Active 62 DOM
14. 2026-06-01
    days on market $27,500 Active 61 DOM
15. 2026-05-31
    days on market $27,500 Active 60 DOM
16. 2026-05-12
    price $27,500 228-char remark

    Show marketing remark (229 chars)

    Three-bedroom, two-bath home with side entry carport and outbuilding on a nice corner lot. Home is featured on an online sales event with Hubzu beginning 4-1-26. Check Hubzu for sales event dates along with terms and conditions.

17. 2026-05-12
    price $27,500 229-char remark

    Show marketing remark (229 chars)

    Three-bedroom, two-bath home with side entry carport and outbuilding on a nice corner lot. Home is featured on an online sales event with Hubzu beginning 4-1-26. Check Hubzu for sales event dates along with terms and conditions.

18. 2026-04-01
    listed $31,200 Active 229-char remark

    Show marketing remark (229 chars)

    Three-bedroom, two-bath home with side entry carport and outbuilding on a nice corner lot. Home is featured on an online sales event with Hubzu beginning 4-1-26. Check Hubzu for sales event dates along with terms and conditions.

19. 2026-03-31
    listed $31,200 Active 228-char remark

    Show marketing remark (228 chars)

    Three-bedroom, two-bath home with side entry carport and outbuilding on a nice corner lot. Home is featured on an online sales event with Hubzu beginning 4-1-26. Check Hubzu for sales event dates along with terms and conditions.

ⓘ 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: $795 · $66/mo
• Projected year-2 tax: $795 · $66/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 · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 6 d/yr ≥104°F today · 18 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: $16,200
• − Mortgage interest: −$5,358
• − Property taxes: −$795
• − Insurance: −$478
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,783
• Taxable income: $4,193
• Est. tax owed @ 24.0%: −$1,006
• After-tax cash flow: $4,498/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

-11.9% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $27,500 NTREIS
• 2026-05-12 Price Changed $27,500 ODMLS
• 2026-04-01 Listed $31,200 ODMLS
• 2026-03-31 Listed $31,200 NTREIS

Property tax history

+5.6%/yr

Latest (2025): $795 · -11.1% YoY. Source: county tax records.