1100 6th St · Wickett, TX 79788

$220,000

3 bd · 1.0 ba · 994 sqft · SingleFamily public records · 40 Days on market

Built 1990 0.96 ac lot

---

Why this score? — see what drove the B- 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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Corner-lot property with plenty of outdoor space in Wickett. This 3-bedroom, 1-bath home includes a garage, storage building, and fenced yard for added privacy and functionality. All appliances will stay, making this home move-in ready and convenient for the next owner. The spacious lot offers room to enjoy outdoor living, extra parking, or future possibilities. Located in a quiet area with easy access around town, this property combines space, practicality, and value.

Key facts

• Move-in ready
• Extra parking
• Fenced yard

Tags

• CORNER-LOT PROPERTY
• OUTDOOR SPACE
• FENCED YARD
• STORAGE BUILDING
• MOVE-IN READY
• EXTRA PARKING

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1 covered parking space, 1 total garage space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Propane available
• Home design: Single-family residence; Residential property
• Construction: Slab foundation
• Exterior features: Paved road access; Metal roof

Interior

• Kitchen: Microwave; Dishwasher; Refrigerator; Oven
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Smoke detectors installed; Storage structure on site; Solar energy system
• Laundry & utility: Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,094 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Monahans-Wickett-Pyote ISD (town): math 33% / reading 34% proficiency, ranked #532 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Monahans H S (math 32% / reading 37%, grade F, #963 of 1,632 statewide, top 61%, 609 students, 48% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 2 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7 units permitted in Ward County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Ward County population projected at +52% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe 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 $213,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.14% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.61%
• DSCR: 1.52
• GRM: 7.3

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: 18.4%
• Equity multiple: 2.05×
• Total profit: $64,401
• Equity at exit: $98,922

10-year hold

• IRR: 19.7%
• Equity multiple: 3.86×
• Total profit: $176,046
• Equity at exit: $152,450

Cash invested: $61,600 (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 79788

• Active inventory: 2
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$134 /mo · $1,606/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $596

Break-even live

Break-even rent $1,746

Max offer price $220,000

Occupancy floor 71%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Dumas Ave Wickett, TX	3.0	2.0	1118	$2,500	$2.24	44d	1	0.42mi

Listing history 17 events

1. 2026-06-18
   days on market $220,000 Active 40 DOM
2. 2026-06-17
   days on market $220,000 Active 39 DOM
3. 2026-06-16
   days on market $220,000 Active 38 DOM
4. 2026-06-15
   days on market $220,000 Active 37 DOM
5. 2026-06-15
   days on market $220,000 Active 36 DOM
6. 2026-06-13
   days on market $220,000 Active 35 DOM
7. 2026-06-12
   days on market $220,000 Active 34 DOM
8. 2026-06-10
   days on market $220,000 Active 31 DOM
9. 2026-06-08
   days on market $220,000 Active 30 DOM
10. 2026-06-08
    days on market $220,000 Active 29 DOM
11. 2026-06-07
    days on market $220,000 Active 28 DOM
12. 2026-06-03
    days on market $220,000 Active 25 DOM
13. 2026-06-02
    days on market $220,000 Active 24 DOM
14. 2026-06-01
    days on market $220,000 Active 23 DOM
15. 2026-05-31
    days on market $220,000 Active 22 DOM
16. 2026-05-09
    listed $220,000 Active 473-char remark
17. 2023-05-12
    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: $1,606 · $134/mo
• Projected year-2 tax: $4,026 · $336/mo
• Expected delta: +$2,420/yr (+$202/mo · 150.7%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°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: $30,000
• − Mortgage interest: −$12,323
• − Property taxes: −$1,606
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$6,400
• Taxable income: $3,771
• Est. tax owed @ 24.0%: −$905
• After-tax cash flow: $6,245/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: Monahans-Wickett-Pyote ISD
• NCES district ID: 4831170
• Math proficiency: 33% ▲ 3.00%
• Reading proficiency: 34% ▲ 7.00%
• Median HH income: $50,117
• Composite: 29.12/100
• National rank: #6592
• State rank: #532 of 826 in TX

Livability — Wickett

• Score: 60/100
• State rank: #1094
• US rank: #19363

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wickett, TX
• Population (ZIP): 789

Population outlook (Ward County) Hauer SSP2

• Today (2025): 14,048 people
• By 2030: 15,329 · +9.1%
• By 2040: 18,112 · +28.9%
• By 2050: 21,301 · +51.6%
• By 2075: 29,199 · +107.9%
• By 2100: 33,968 · +141.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% White 29% Two or more races 17% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 66% Puerto Rican 2%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 68% English-only · Spanish 32%

Political lean MEDSL · Ward

• 2024 margin: Solid R (+66.1) · D 16.7% · R 82.8%
• 2008→2024 swing: -17.0pp toward R · 2008: -49.1pp · 2024: -66.1pp
• All cycles: 2024: R+66.1 2020: R+61.0 2016: R+51.6 2012: R+47.2 2008: R+49.1

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

2 events — show timeline

• 2026-05-09 Listed $220,000 ODMLS
• 2023-05-12 Sold (Public Records) — Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,606 · -3.0% YoY. Source: county tax records.