1900 N Wells St · Pampa, TX 79065

$129,900

4 bd · 2.0 ba · 2,143 sqft · SingleFamily public records · 31 Days on market

Built 1958

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bedrooms on a corner lot. Home has 2 baths. Kitchen is eat in. Fresh paint and newer carpeting. Central heat and air. Separate laundry. Access to back yard from the laundry room. The home has a large patio and a storage building for all those extra items for the yard.

Key facts

• Corner lot
• Convenient carport
• Built 1958

Tags

• CORNER LOT
• FULLY FENCED BACKYARD
• PRACTICAL STORAGE SHED
• CONVENIENT CARPORT

Property features AI

Finance

• Other: Zoning: 7000 - All areas in the 7000's
• HOA & community: No community features listed

Exterior

• Parking: Has carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Composition roof; Pillar/post/pier foundation; Residential construction
• Exterior features: Wood fence; Corner lot; Storage structure

Interior

• Kitchen: Disposal; Dishwasher; Range
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Disposal; Dishwasher; Range; No fireplace; Total of 8 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#128 in TX, #3,885 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, crime F.
• Pampa ISD (town): math 38% / reading 36% proficiency, ranked #482 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 174 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 7 units permitted in Gray County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Gray County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.82%
• DSCR: 1.44
• GRM: 6.9

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,044
• Equity at exit: $19,369

10-year hold

• IRR: 8.2%
• Equity multiple: 1.63×
• Total profit: $22,830
• Equity at exit: $11,231

Cash invested: $36,372 (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 79065

• Active inventory: 174
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,566 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$204 /mo · $2,446/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $298

Break-even live

Break-even rent $1,189

Max offer price $129,900

Occupancy floor 76%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2900 Rosewood Ln Pampa, TX	4.0	1.5	1537	$1,500	$0.98	44d	1	0.76mi
1404 Coronado Dr Pampa, TX	3.0	2.5	1500	$1,200	$0.80	44d	1	0.98mi
828 N Nelson St Pampa, TX	4.0	2.5	1778	$2,000	$1.12	44d	1	1.12mi

Listing history 29 events

1. 2026-06-18
   days on market $129,900 Active 31 DOM
2. 2026-06-17
   days on market $129,900 Active 30 DOM
3. 2026-06-16
   days on market $129,900 Active 29 DOM
4. 2026-06-15
   days on market $129,900 Active 28 DOM
5. 2026-06-15
   days on market $129,900 Active 27 DOM
6. 2026-06-13
   days on market $129,900 Active 26 DOM
7. 2026-06-12
   days on market $129,900 Active 25 DOM
8. 2026-06-10
   days on market $129,900 Active 22 DOM
9. 2026-06-08
   days on market $129,900 Active 21 DOM
10. 2026-06-08
    days on market $129,900 Active 20 DOM
11. 2026-06-03
    days on market $129,900 Active 16 DOM
12. 2026-06-02
    days on market $129,900 Active 15 DOM
13. 2026-06-01
    days on market $129,900 Active 14 DOM
14. 2026-05-31
    days on market $129,900 Active 13 DOM
15. 2026-05-18
    listed $129,900 Active
16. 2025-12-16
    status Active
17. 2025-10-20
    price $89,500
18. 2025-09-23
    price $89,000
19. 2025-07-23
    price $94,900
20. 2025-06-19
    price $98,500
21. 2025-05-19
    price $109,000
22. 2025-03-09
    price $90,900
23. 2025-02-10
    listed $97,500 Active
24. 2017-09-29
    soldstatus
25. 2017-09-28
    soldstatus 270-char remark

    Show marketing remark (270 chars)

    4 bedrooms on a corner lot. Home has 2 baths. Kitchen is eat in. Fresh paint and newer carpeting. Central heat and air. Separate laundry. Access to back yard from the laundry room. The home has a large patio and a storage building for all those extra items for the yard.

26. 2017-06-20
    listed $55,000 270-char remark

    Show marketing remark (270 chars)

    4 bedrooms on a corner lot. Home has 2 baths. Kitchen is eat in. Fresh paint and newer carpeting. Central heat and air. Separate laundry. Access to back yard from the laundry room. The home has a large patio and a storage building for all those extra items for the yard.

27. 2015-11-05
    soldstatus
28. 2012-04-25
    soldstatus
29. 2011-12-29
    listed $41,850

ⓘ 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: $2,446 · $204/mo
• Projected year-2 tax: $2,446 · $204/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,787
• − Mortgage interest: −$7,276
• − Property taxes: −$2,446
• − Insurance: −$650
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$3,779
• Taxable income: $1,630
• Est. tax owed @ 24.0%: −$391
• After-tax cash flow: $3,180/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: Pampa ISD
• NCES district ID: 4834170
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,741
• Composite: 31.43/100
• National rank: #5986
• State rank: #482 of 826 in TX

Livability — Pampa

• Score: 75/100
• State rank: #128
• US rank: #3885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pampa, TX
• Population (ZIP): 19,569

Population outlook (Gray County) Hauer SSP2

• Today (2025): 24,965 people
• By 2030: 26,105 · +4.6%
• By 2040: 28,752 · +15.2%
• By 2050: 31,859 · +27.6%
• By 2075: 39,812 · +59.5%
• By 2100: 43,284 · +73.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Hispanic / Latino 32% Two or more races 6% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Slovak 3% Iranian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 79% English-only · Spanish 21%

Political lean MEDSL · Gray

• 2024 margin: Solid R (+77.1) · D 11.2% · R 88.3%
• 2008→2024 swing: -6.2pp toward R · 2008: -71.0pp · 2024: -77.1pp
• All cycles: 2024: R+77.1 2020: R+77.2 2016: R+78.8 2012: R+75.2 2008: R+71.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.67%
• Current HPI: 128.8525
• 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

+210.4% since first listed

15 events — show timeline

• 2026-05-18 Listed $129,900 AARMLS
• 2025-12-16 Relisted — PBOR
• 2025-10-20 Price Changed $89,500 PBOR
• 2025-09-23 Price Changed $89,000 PBOR
• 2025-07-23 Price Changed $94,900 PBOR
• 2025-06-19 Price Changed $98,500 PBOR
• 2025-05-19 Price Changed $109,000 PBOR
• 2025-03-09 Price Changed $90,900 PBOR
• 2025-02-10 Listed $97,500 PBOR
• 2017-09-29 Sold (Public Records) — Public Records
• 2017-09-28 Sold (MLS) — PBOR
• 2017-06-20 Listed $55,000 PBOR
• 2015-11-05 Sold (Public Records) — Public Records
• 2012-04-25 Sold (MLS) — PBOR
• 2011-12-29 Listed $41,850 PBOR

Property tax history

+4.8%/yr

Latest (2025): $2,446 · -3.0% YoY. Source: county tax records.