25362 Fm-137 · Petty, TX 75470

$99,900

2 bd · 1.0 ba · 1,224 sqft · SingleFamily · 5 Days on market

Fair condition 0.50 ac lot Est $169k · 41% under

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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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Great investment opportunity in the heart of Petty! This charming 2-bedroom, 1-bath home offers a spacious living room, a cozy kitchen, and a quaint dining area full of character. Sitting on approximately half an acre, the property features a beautiful piece of land with plenty of room to enjoy the outdoors. The home also includes a 1-car garage and tons of potential for a fixer-upper, starter home, or rental investment. With a little vision and creativity, this property could truly shine.

Key facts

• Cozy kitchen
• Quaint dining area
• Plenty of room

Tags

• SPACIOUS LIVING ROOM
• COZY KITCHEN
• QUAINT DINING AREA
• BEAUTIFUL PIECE OF LAND
• PLENTY OF ROOM
• FIXER-UPPER

Property features AI

Finance

• Other: Property listed for sale; No known restrictions
• Financial info: Accepts cash and conventional financing; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Attached 1-car garage; 1 covered parking space; Concrete driveway
• Utilities: City water; Co-op electric
• Home design: Single-family residence; One story; Not attached to another property
• Construction: Brick construction; Metal roof; Slab foundation; Year built not specified
• Exterior features: Covered patio; Deck; Cleared lot with few trees

Interior

• Kitchen: Dishwasher; Eat-in layout; Pantry
• Bedrooms: 2 bedrooms (both on the main level); Bedroom approx. 12 x 14; Primary bedroom approx. 14 x 16
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Pantry; One living area; One dining area; 4 total rooms
• Laundry & utility: Laundry in garage; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Chisum ISD (rural): math 48% / reading 56% proficiency, ranked #146 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 active listings in the ZIP; 119 units permitted in Lamar County in 2024 (71 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Lamar County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $99,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $168,912
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
647 County Road 26700	0.65mi	3/2.0 (+1)	1,120 (-8%)	7mo	$155,000	$138	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 12.8%
• Equity multiple: 1.73×
• Total profit: $20,539
• Equity at exit: $44,919

10-year hold

• IRR: 14.8%
• Equity multiple: 3.19×
• Total profit: $61,257
• Equity at exit: $69,226

Cash invested: $27,972 (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 75470

• Active inventory: 4
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $133

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 82%

Sensitivity live

Price	-10% $202	-5% $168	+0% $133	+5% $99	+10% $64
Rent	-10% $51	-5% $92	+0% $133	+5% $174	+10% $216
Rate	-1.0pp $184	-0.5pp $159	base $133	+0.5pp $107	+1.0pp $81

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-21
   listed $99,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,511
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$2,906
• Taxable income: $9
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $1,597/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 1-bath home in Petty, TX, requires moderate repairs and maintenance to improve its condition and value. Painting and landscaping would significantly enhance its curb appeal and property value.

Repairs flagged

• Minor Kitchen appliances — Not visible in photos
• Minor Bathroom fixtures — Not visible in photos
• Moderate Exterior paint — Some discoloration
• Moderate Interior paint — Some wear
• Moderate Landscaping — Some overgrown

Value-add opportunities

• Both Painting — Enhances curb appeal and interior aesthetics
• Both Landscaping — Improves curb appeal and enhances property value
• Resale Kitchen appliances — Modernizes the kitchen and attracts buyers
• Resale Bathroom fixtures — Modernizes the bathroom and attracts buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Not visible in photos	Minor	$500–3,000
Bathroom fixtures · Not visible in photos	Minor	$500–3,000
Exterior paint · Some discoloration	Moderate	$3,000–15,000
Interior paint · Some wear	Moderate	$3,000–15,000
Landscaping · Some overgrown	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$10,000–51,000

Value-add ROI direction

• Both Painting — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Resale Kitchen appliances — Modernizes the kitchen and attracts buyers ↑
• Resale Bathroom fixtures — Modernizes the bathroom and attracts buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Chisum ISD
• NCES district ID: 4800012
• Math proficiency: 48% ▼ -8.00%
• Reading proficiency: 56% ▼ -6.00%
• Median HH income: $48,459
• Composite: 44.27/100
• National rank: #2839
• State rank: #146 of 826 in TX

Livability — Petty

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Petty, TX
• Population (ZIP): 158

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 48,319 people
• By 2030: 47,160 · -2.4%
• By 2040: 44,621 · -7.7%
• By 2050: 42,024 · -13.0%
• By 2075: 36,577 · -24.3%
• By 2100: 30,580 · -36.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 25%
• Foreign-born: 15% · Canada
• Languages at home: 89% English-only · German/W. Germanic 11%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+61.0) · D 19.2% · R 80.3%
• 2008→2024 swing: -19.1pp toward R · 2008: -42.0pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+57.4 2016: R+59.2 2012: R+50.3 2008: R+42.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-05-21 Listed $99,900 NTREIS