1421 W Sacramento St · Marfa, TX 79843

$380,000

2 bd · 2.0 ba · 1,229 sqft · SingleFamily · 128 Days on market

Built 2022 6,229 sqft lot $309/sqft · 34% below area Est $574k · 34% under ↓ 1% since listing

---

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).

• ARV discount +15.0/15.0
• Appreciation +7.1/10.0
• Cash flow +4.9/30.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

15,000 incentive. Furniture included. Move in ready! Experience the magic of West Texas living in this bright, modern 2-bedroom, 2-bath home on a desirable corner lot. Whether you’re looking for a second home, a vacation rental investment, or simply ready to downsize and enjoy the simple life under the big Marfa sky, this one’s for you. This gently lived-in home features a clean, contemporary design with spacious rooms, large bathrooms, and plenty of natural light. Relax on the inviting front porch and chat with friendly neighbors, or unwind in the private, charming rear courtyard. Located in a walkable, bike-friendly area close to Marfa’s favorite food spots, coffee shops, and local shopping. Recently completed and move-in ready — priced to sell and offered fully furnished. Come see what makes Marfa living so special — bright stars, big skies, and a home that feels just right.

Key facts

• Close to food spots
• Front porch
• Bike friendly area

Tags

• CORNER LOT
• FRONT PORCH
• REAR COURTYARD
• WALKABLE AREA
• BIKE FRIENDLY AREA
• CLOSE TO FOOD SPOTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-919 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (35.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (43.1% below list).
• Recommended offer: $216k (43.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#215 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools D, commute F.
• Marfa ISD (rural): math 45% / reading 45% proficiency, ranked #559 of 1,141 in TX (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 23 units permitted in Presidio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($3k loan paydown + $16k appreciation (4.2% local appreciation)).
• Presidio County population projected at -44% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.

Recommended offer $216,134 (43.1% 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 128 days. Have you received any prior offers? Is the seller open to a 43% 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: 0.57% ✗
• Cap rate: 3.39%
• Cash-on-cash: -10.36%
• DSCR: 0.54
• GRM: 14.7

CMA / ARV

• ARV (median comp): $573,844
• List price: $380,000
• Delta: -33.78%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

4.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.12×
• Total profit: $12,613
• Equity at exit: $197,792

10-year hold

• IRR: 5.2%
• Equity multiple: 1.92×
• Total profit: $97,374
• Equity at exit: $327,664

Cash invested: $106,400 (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 79843

• Home prices YoY: 2.0%
• Active inventory: 79
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $2,161 medium
• Mortgage (P&I): −$1,993
• Tax est. 1.5%: −$475 /mo · $5,700/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-919

Break-even live

Break-even rent $3,324

Max offer price $247,072

Occupancy floor —

Sensitivity live

Price	-10% $-656	-5% $-787	+0% $-919	+5% $-1,050	+10% $-1,181
Rent	-10% $-1,089	-5% $-1,004	+0% $-919	+5% $-833	+10% $-748
Rate	-1.0pp $-727	-0.5pp $-822	base $-919	+0.5pp $-1,017	+1.0pp $-1,117

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 E Waco St Marfa, TX	2.0	1.0	991	$2,000	$2.02	23d	1	1.07mi
702 E Washington St Marfa, TX	3.0	2.0	1350	$2,350	$1.74	21d	1	1.41mi

Listing history 18 events

1. 2026-06-21
   days on market $380,000 Active 128 DOM
2. 2026-06-18
   days on market $380,000 Active 125 DOM
3. 2026-06-17
   days on market $380,000 Active 124 DOM
4. 2026-06-16
   days on market $380,000 Active 123 DOM
5. 2026-06-15
   days on market $380,000 Active 122 DOM
6. 2026-06-14
   days on market $380,000 Active 120 DOM
7. 2026-06-10
   days on market $380,000 Active 117 DOM
8. 2026-06-09
   days on market $380,000 Active 116 DOM
9. 2026-06-08
   days on market $380,000 Active 115 DOM
10. 2026-06-07
    days on market $380,000 Active 114 DOM
11. 2026-06-05
    days on market $380,000 Active 111 DOM
12. 2026-06-03
    days on market $380,000 Active 110 DOM
13. 2026-06-02
    days on market $380,000 Active 109 DOM
14. 2026-06-01
    days on market $380,000 Active 108 DOM
15. 2026-05-31
    days on market $380,000 Active 107 DOM
16. 2026-05-31
    days on market $380,000 Active 106 DOM
17. 2026-04-11
    price $380,000 920-char remark

    Show marketing remark (920 chars)

    15,000 incentive. Furniture included. Move in ready! Experience the magic of West Texas living in this bright, modern 2-bedroom, 2-bath home on a desirable corner lot. Whether you’re looking for a second home, a vacation rental investment, or simply ready to downsize and enjoy the simple life under the big Marfa sky, this one’s for you. This gently lived-in home features a clean, contemporary design with spacious rooms, large bathrooms, and plenty of natural light. Relax on the inviting front porch and chat with friendly neighbors, or unwind in the private, charming rear courtyard. Located in a walkable, bike-friendly area close to Marfa’s favorite food spots, coffee shops, and local shopping. Recently completed and move-in ready — priced to sell and offered fully furnished. Come see what makes Marfa living so special — bright stars, big skies, and a home that feels just right.

18. 2026-02-13
    listed $385,000 Active 920-char remark

    Show marketing remark (920 chars)

    15,000 incentive. Furniture included. Move in ready! Experience the magic of West Texas living in this bright, modern 2-bedroom, 2-bath home on a desirable corner lot. Whether you’re looking for a second home, a vacation rental investment, or simply ready to downsize and enjoy the simple life under the big Marfa sky, this one’s for you. This gently lived-in home features a clean, contemporary design with spacious rooms, large bathrooms, and plenty of natural light. Relax on the inviting front porch and chat with friendly neighbors, or unwind in the private, charming rear courtyard. Located in a walkable, bike-friendly area close to Marfa’s favorite food spots, coffee shops, and local shopping. Recently completed and move-in ready — priced to sell and offered fully furnished. Come see what makes Marfa living so special — bright stars, big skies, and a home that feels just right.

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

Taxation est. · year 1

• Rental income: $25,936
• − Mortgage interest: −$21,286
• − Property taxes: −$5,700
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − Depreciation: −$11,055
• Taxable loss: −$18,154
• Est. tax savings @ 24.0%: +$4,357
• After-tax cash flow: $-6,667/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: Marfa ISD
• NCES district ID: 4829040
• Math proficiency: 45% ▲ 10.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $41,354
• Composite: 40.04/100
• National rank: #7884
• State rank: #559 of 1141 in TX

Livability — Marfa

• Score: 73/100
• State rank: #215
• US rank: #5308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marfa, TX
• Population (ZIP): 2,578

Population outlook (Presidio County) Hauer SSP2

• Today (2025): 5,330 people
• By 2030: 4,671 · -12.4%
• By 2040: 3,654 · -31.4%
• By 2050: 3,001 · -43.7%
• By 2075: 2,326 · -56.4%
• By 2100: 2,106 · -60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 48% White 44% Two or more races 33% Native American 5%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Romanian 10% Iranian 2% Lithuanian 2%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 39%

Political lean MEDSL · Presidio

• 2024 margin: Solid D (+30.2) · D 64.6% · R 34.4%
• 2008→2024 swing: -13.2pp toward R · 2008: 43.4pp · 2024: 30.2pp
• All cycles: 2024: D+30.2 2020: D+33.5 2016: D+36.6 2012: D+42.5 2008: D+43.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.23%
• Current HPI: 214.5241
• 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

-1.3% since first listed

2 events — show timeline

• 2026-04-11 Price Changed $380,000 Unlock MLS
• 2026-02-13 Listed $385,000 Unlock MLS