1318 S Eton St · Perryton, TX 79070

$99,000

3 bd · 2.0 ba · 1,549 sqft · SingleFamily public records

Built 1958

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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 +16.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +5.2/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

FOR SHORT TIME WILL MAKE LOWER PRICE of 99000 Call owner or text !!! REMODELED 2015, new A/C July 2017. New roof Nov. 2021,On Corner Lot Home! Two-Three Bedroom, One and Three-Quarter Bath. Two Bedrooms Large Enough for King Size Furniture with Large Closets. Dining room could be used as third bedroom or could convert part of garage to another bedroom easily . Central Heat and New AC 2017. New Ceiling Fans and Built-Ins Throughout. Nice Two-inch Blinds in Living Room. Lots of Kitchen Cabinets and a Pantry. Updated Double Ovens and Electric Range, dishwasher, garbage disposal. Remodeled 2015 Oversized Two-Car Attached Garage (840 sq ft per CAD) with Storage Closet. Two Openers for Gar

Key facts

• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $61 ($726/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

Location & tenants

• Location reads 76/100 on livability (#97 in TX, #3,326 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities D+, schools F.
• Perryton ISD (town): math 53% / reading 47% proficiency, ranked #186 of 826 in TX (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 42 active listings in the ZIP; 4 units permitted in Ochiltree County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ochiltree County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 7.1

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: -12.0%
• Equity multiple: 0.56×
• Total profit: $-12,062
• Equity at exit: $14,761

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-5,030
• Equity at exit: $8,560

Cash invested: $27,720 (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 79070

• Active inventory: 42
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$299 /mo · $3,589/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $61

Break-even live

Break-even rent $1,088

Max offer price $99,000

Occupancy floor 90%

Sensitivity live

Price	-10% $117	-5% $89	+0% $61	+5% $33	+10% $4
Rent	-10% $-31	-5% $15	+0% $61	+5% $107	+10% $153
Rate	-1.0pp $110	-0.5pp $86	base $61	+0.5pp $35	+1.0pp $9

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-26
   listed $99,000

ⓘ 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: $3,589 · $299/mo
• Projected year-2 tax: $3,589 · $299/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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,975
• − Mortgage interest: −$5,546
• − Property taxes: −$3,589
• − Insurance: −$495
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$2,880
• Taxable loss: −$770
• Est. tax savings @ 24.0%: +$185
• After-tax cash flow: $911/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: Perryton ISD
• NCES district ID: 4834650
• Math proficiency: 53% ▲ 8.00%
• Reading proficiency: 47% ▲ 6.00%
• Median HH income: $49,119
• Composite: 42.73/100
• National rank: #3159
• State rank: #186 of 826 in TX

Livability — Perryton

• Score: 76/100
• State rank: #97
• US rank: #3326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perryton, TX
• Population (ZIP): 9,655

Population outlook (Ochiltree County) Hauer SSP2

• Today (2025): 11,879 people
• By 2030: 12,522 · +5.4%
• By 2040: 13,989 · +17.8%
• By 2050: 15,572 · +31.1%
• By 2075: 19,380 · +63.1%
• By 2100: 22,039 · +85.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (56%)
• Race & ethnicity: Hispanic / Latino 56% White 41% Two or more races 13%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 30% · Canada
• Languages at home: 53% English-only · Spanish 46%

Political lean MEDSL · Ochiltree

• 2024 margin: Solid R (+81.6) · D 8.9% · R 90.5%
• 2008→2024 swing: +2.3pp toward D · 2008: -83.9pp · 2024: -81.6pp
• All cycles: 2024: R+81.6 2020: R+79.5 2016: R+79.0 2012: R+82.4 2008: R+83.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.26%
• Current HPI: 102.4171
• 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

1 event — show timeline

• 2026-05-26 Listed $99,000 FSBO.com

Property tax history

+5.1%/yr

Latest (2025): $3,589 · +0.8% YoY. Source: county tax records.