2101 E Partridge St · Fort Stockton, TX 79735

$140,000

3 bd · 1.0 ba · 1,568 sqft · Manufactured public records · 71 Days on market

Built 1981 0.36 ac lot $89/sqft · 38% below area Est $226k · 38% 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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

$5,000 in Closing Costs!! This home offers 1,568 sq ft of comfortable living space with recent updates throughout. Inside, you'll find a bright and airy layout featuring beautiful wood-look flooring, abundant natural light, and a spacious living area perfect for relaxing or entertaining. The kitchen showcases updated countertops, ample cabinetry, and a clean, modern feel. Step outside to enjoy plenty of space along with a large covered area/workshop—ideal for parking, storage or projects.

Key facts

• Wood-look flooring
• Ample cabinetry
• Updated countertops

Tags

• BRIGHT AND AIRY LAYOUT
• WOOD-LOOK FLOORING
• UPDATED COUNTERTOPS
• AMPLE CABINETRY
• LARGE COVERED AREA
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (0.3% below list).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#532 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Fort Stockton ISD (town): math 23% / reading 28% proficiency, ranked #709 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 108 active listings in the ZIP; 10 units permitted in Pecos County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pecos County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $226,038
• List price: $140,000
• Delta: -38.06%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-14,143
• Equity at exit: $20,874

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,254
• Equity at exit: $12,105

Cash invested: $39,200 (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 79735

• Active inventory: 108
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,396 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$177 /mo · $2,121/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $134

Break-even live

Break-even rent $1,227

Max offer price $140,000

Occupancy floor 85%

Sensitivity live

Price	-10% $213	-5% $173	+0% $134	+5% $94	+10% $55
Rent	-10% $23	-5% $79	+0% $134	+5% $189	+10% $244
Rate	-1.0pp $204	-0.5pp $169	base $134	+0.5pp $98	+1.0pp $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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $140,000 Active 71 DOM
2. 2026-06-18
   days on market $140,000 Active 69 DOM
3. 2026-06-17
   days on market $140,000 Active 68 DOM
4. 2026-06-16
   days on market $140,000 Active 67 DOM
5. 2026-06-15
   days on market $140,000 Active 66 DOM
6. 2026-06-13
   days on market $140,000 Active 64 DOM
7. 2026-06-12
   days on market $140,000 Active 63 DOM
8. 2026-06-09
   days on market $140,000 Active 60 DOM
9. 2026-06-08
   days on market $140,000 Active 59 DOM
10. 2026-06-08
    days on market $140,000 Active 58 DOM
11. 2026-06-07
    days on market $140,000 Active 57 DOM
12. 2026-06-03
    days on market $140,000 Active 54 DOM
13. 2026-06-02
    days on market $140,000 Active 53 DOM
14. 2026-06-01
    days on market $140,000 Active 52 DOM
15. 2026-05-31
    days on market $140,000 Active 51 DOM
16. 2026-04-19
    price $140,000 499-char remark

    Show marketing remark (499 chars)

    $5,000 in Closing Costs!! This home offers 1,568 sq ft of comfortable living space with recent updates throughout. Inside, you'll find a bright and airy layout featuring beautiful wood-look flooring, abundant natural light, and a spacious living area perfect for relaxing or entertaining. The kitchen showcases updated countertops, ample cabinetry, and a clean, modern feel. Step outside to enjoy plenty of space along with a large covered area/workshop—ideal for parking, storage or projects.

17. 2026-04-10
    listed $160,000 Active 499-char remark

    Show marketing remark (499 chars)

    $5,000 in Closing Costs!! This home offers 1,568 sq ft of comfortable living space with recent updates throughout. Inside, you'll find a bright and airy layout featuring beautiful wood-look flooring, abundant natural light, and a spacious living area perfect for relaxing or entertaining. The kitchen showcases updated countertops, ample cabinetry, and a clean, modern feel. Step outside to enjoy plenty of space along with a large covered area/workshop—ideal for parking, storage or projects.

18. 2026-01-31
    price $130,000
19. 2026-01-07
    price $160,000
20. 2023-02-02
    price $80,000
21. 2013-10-23
    soldstatus
22. 2001-10-04
    soldstatus
23. 1998-12-29
    soldstatus
24. 1994-01-07
    soldstatus
25. 1992-10-16
    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: $2,121 · $177/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$441/yr (+$37/mo · 20.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥101°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: $16,755
• − Mortgage interest: −$7,842
• − Property taxes: −$2,121
• − Insurance: −$700
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$4,073
• Taxable loss: −$662
• Est. tax savings @ 24.0%: +$159
• After-tax cash flow: $1,764/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: Fort Stockton ISD
• NCES district ID: 4820190
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $43,194
• Composite: 21.81/100
• National rank: #8247
• State rank: #709 of 826 in TX

Livability — Fort Stockton

• Score: 67/100
• State rank: #532
• US rank: #10399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Stockton, TX
• Population (ZIP): 12,962

Population outlook (Pecos County) Hauer SSP2

• Today (2025): 17,291 people
• By 2030: 17,999 · +4.1%
• By 2040: 19,729 · +14.1%
• By 2050: 21,655 · +25.2%
• By 2075: 26,049 · +50.7%
• By 2100: 27,196 · +57.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 23% White 17% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 70%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 47% English-only · Spanish 51% Other Indo-European 2%

Political lean MEDSL · Pecos

• 2024 margin: Solid R (+44.8) · D 27.0% · R 71.9% · Other 1.1%
• 2008→2024 swing: -19.8pp toward R · 2008: -25.0pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+39.3 2016: R+21.9 2012: R+22.2 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.34%
• Current HPI: 138.1106
• 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

+75.0% since first listed

10 events — show timeline

• 2026-04-19 Price Changed $140,000 ODMLS
• 2026-04-10 Listed $160,000 ODMLS
• 2026-01-31 Price Changed $130,000 ODMLS
• 2026-01-07 Price Changed $160,000 ODMLS
• 2023-02-02 Price Changed $80,000 ODMLS
• 2013-10-23 Sold (Public Records) — Public Records
• 2001-10-04 Sold (Public Records) — Public Records
• 1998-12-29 Sold (Public Records) — Public Records
• 1994-01-07 Sold (Public Records) — Public Records
• 1992-10-16 Sold (Public Records) — Public Records

Property tax history

+11.1%/yr

Latest (2025): $2,121 · +0.1% YoY. Source: county tax records.