1828 S Redbud St · Town of Pecos, TX 79772

$225,000

None bd · None ba · 640 sqft · MultiFamily · 164 Days on market

Built 2012 Fair condition 0.47 ac lot

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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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Appreciation +4.5/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Own two mobile homes in Pecos, TX, perfect for housing oil field workers! Built in 2012 and well-maintained, these 2-bedroom, 2-bathroom homes offer comfortable living spaces and a convenient location near major oil fields. This is a fantastic opportunity to invest in turnkey housing solutions for your crew or as rental properties in high demand. Contact us today to schedule a viewing and explore this excellent investment!

Key facts

• 0.47 acre lot
• Built 2012
• Listed 164 days

What this means for you Summary

Snapshot

• This is a multifamily listed at $225k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Pecos-Barstow-Toyah ISD (town): math 28% / reading 30% proficiency, ranked #652 of 826 in TX (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 88 active listings in the ZIP; 22 units permitted in Reeves County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $2k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Reeves County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.17×
• Total profit: $10,559
• Equity at exit: $53,352

10-year hold

• IRR: 10.4%
• Equity multiple: 2.00×
• Total profit: $63,275
• Equity at exit: $55,210

Cash invested: $63,000 (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 79772

• Home prices YoY: -0.7%
• Active inventory: 88
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $2,532 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $445

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 77%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,532
Total (2 units)			$2,532

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $225,000 Active 164 DOM
2. 2026-06-17
   days on market $225,000 Active 163 DOM
3. 2026-06-16
   days on market $225,000 Active 162 DOM
4. 2026-06-15
   days on market $225,000 Active 161 DOM
5. 2026-06-15
   days on market $225,000 Active 160 DOM
6. 2026-06-13
   days on market $225,000 Active 159 DOM
7. 2026-06-12
   days on market $225,000 Active 158 DOM
8. 2026-06-10
   days on market $225,000 Active 155 DOM
9. 2026-06-08
   days on market $225,000 Active 154 DOM
10. 2026-06-08
    days on market $225,000 Active 153 DOM
11. 2026-06-07
    days on market $225,000 Active 152 DOM
12. 2026-06-03
    days on market $225,000 Active 149 DOM
13. 2026-06-02
    days on market $225,000 Active 148 DOM
14. 2026-06-01
    days on market $225,000 Active 147 DOM
15. 2026-05-31
    days on market $225,000 Active 146 DOM
16. 2026-01-05
    listed $225,000 Active 426-char remark

    Show marketing remark (426 chars)

    Own two mobile homes in Pecos, TX, perfect for housing oil field workers! Built in 2012 and well-maintained, these 2-bedroom, 2-bathroom homes offer comfortable living spaces and a convenient location near major oil fields. This is a fantastic opportunity to invest in turnkey housing solutions for your crew or as rental properties in high demand. Contact us today to schedule a viewing and explore this excellent investment!

ⓘ 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: $30,384
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,431
• − Management: −$2,431
• − Depreciation: −$6,545
• Taxable income: $1,874
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $4,895/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 · 5 photos

Fair 45/100 Moderate rehab

This multi-family property in Pecos, TX, requires moderate rehabilitation to improve its condition and increase its value for resale and rental purposes.

Repairs flagged

• Major Landscaping — No visible landscaping or curb appeal features.
• Minor Exterior cleaning — Dirt and debris around the property.
• Minor Paint touch-ups — Some wear on the paint.
• Minor Kitchen appliances — Stainless steel appliances are in good condition.
• Unknown Bathroom fixtures — Not visible in the provided photos.
• Unknown Roof inspection — Not visible in the provided photos.
• Unknown HVAC inspection — Not visible in the provided photos.
• Unknown Foundation inspection — Not visible in the provided photos.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances both resale and rental value.
• Both Paint touch-ups — Improves the home's appearance and value.
• Both Kitchen and bathroom updates — Modernizes the home and improves functionality.
• Both HVAC and roof inspections — Ensures the home is in good condition and safe for occupants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · No visible landscaping or curb appeal features.	Major	$15,000–50,000
Exterior cleaning · Dirt and debris around the property.	Minor	$500–3,000
Paint touch-ups · Some wear on the paint.	Minor	$500–3,000
Kitchen appliances · Stainless steel appliances are in good condition.	Minor	$500–3,000
Bathroom fixtures · Not visible in the provided photos.	Unknown	$500–3,000
Roof inspection · Not visible in the provided photos.	Unknown	$500–3,000
HVAC inspection · Not visible in the provided photos.	Unknown	$500–3,000
Foundation inspection · Not visible in the provided photos.	Unknown	$500–3,000
Total estimated repair cost · 8 items		$18,500–71,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances both resale and rental value. ↑
• Both Paint touch-ups — Improves the home's appearance and value. ↑
• Both Kitchen and bathroom updates — Modernizes the home and improves functionality. ↑
• Both HVAC and roof inspections — Ensures the home is in good condition and safe for occupants. ↑

ⓘ 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: Pecos-Barstow-Toyah ISD
• NCES district ID: 4834550
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 30% ▲ 1.00%
• Median HH income: $41,982
• Composite: 24.61/100
• National rank: #7632
• State rank: #652 of 826 in TX

Livability — Town of Pecos

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

Census & demographics

• Census place: Town of Pecos, TX
• City population: 12,547
• Population (ZIP): 12,547

Population outlook (Reeves County) Hauer SSP2

• Today (2025): 17,069 people
• By 2030: 18,407 · +7.8%
• By 2040: 21,342 · +25.0%
• By 2050: 24,701 · +44.7%
• By 2075: 32,688 · +91.5%
• By 2100: 36,117 · +111.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 22% White 12% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 78%
• Common ancestry: Iranian 1% Serbian 1%
• Foreign-born: 19% · Canada
• Languages at home: 38% English-only · Spanish 62%

Political lean MEDSL · Reeves

• 2024 margin: Solid R (+36.9) · D 31.1% · R 68.0%
• 2008→2024 swing: -42.2pp toward R · 2008: 5.2pp · 2024: -36.9pp
• All cycles: 2024: R+36.9 2020: R+23.3 2016: D+7.6 2012: D+16.2 2008: D+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.09%
• Current HPI: 147.9377
• 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

• 2026-01-05 Listed $225,000 PBBOR