98422 US Hwy 67 · Presidio, TX 79845

$95,000

3 bd · 1.0 ba · 1,414 sqft · SingleFamily · 51 Days on market

Built 1950 Poor condition 5.00 ac lot

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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 +25.5/30.0
• Appreciation +9.3/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Desert home with mountain views on 5 acres. Located between Marfa and Presidio in Las Pampas. Lots to love!

Key facts

• 5 acre lot
• Built 1950
• Listed 51 days

Property features AI

Exterior

• Parking: Carport
• Utilities: Propane for utilities; Septic tank sewer; Other water source
• Home design: Single family residence; Residential property
• Construction: Stucco and frame construction; Slab foundation; Built with metal roof
• Exterior features: Metal roof; Storage structure on property; Solar panels

Interior

• Kitchen: Gas range
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Has cooling
• Interior features: Blinds on windows
• 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 $95k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#923 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: amenities F, commute F, employment F.
• Presidio ISD (town): math 39% / reading 33% proficiency, ranked #535 of 826 in TX (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Presidio El (math 27% / reading 32%, grade F, #2,525 of 4,322 statewide, top 62%, 410 students, 95% FRL); Presidio H S (math 37% / reading 27%, grade F, #1,044 of 1,632 statewide, top 66%, 391 students, 93% FRL) — zoned schools average 94% FRL vs 59% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 30 active listings in the ZIP; 23 units permitted in Presidio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($657 loan paydown + $8k appreciation (8.7% local appreciation)).
• Presidio County population projected at -44% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.7% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 3→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.17% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.06%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.1%
• Equity multiple: 3.16×
• Total profit: $57,339
• Equity at exit: $76,415

10-year hold

• IRR: 25.7%
• Equity multiple: 6.87×
• Total profit: $156,171
• Equity at exit: $155,916

Cash invested: $26,600 (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 79845

• Home prices YoY: 10.0%
• Active inventory: 30
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $223

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 75%

Sensitivity live

Price	-10% $289	-5% $256	+0% $223	+5% $190	+10% $157
Rent	-10% $135	-5% $179	+0% $223	+5% $267	+10% $311
Rate	-1.0pp $271	-0.5pp $247	base $223	+0.5pp $198	+1.0pp $173

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $95,000 Active 51 DOM
2. 2026-06-17
   days on market $95,000 Active 50 DOM
3. 2026-06-16
   days on market $95,000 Active 49 DOM
4. 2026-06-15
   days on market $95,000 Active 48 DOM
5. 2026-06-15
   days on market $95,000 Active 47 DOM
6. 2026-06-13
   days on market $95,000 Active 46 DOM
7. 2026-06-12
   days on market $95,000 Active 45 DOM
8. 2026-06-09
   days on market $95,000 Active 42 DOM
9. 2026-06-08
   days on market $95,000 Active 41 DOM
10. 2026-06-07
    days on market $95,000 Active 39 DOM
11. 2026-06-03
    days on market $95,000 Active 36 DOM
12. 2026-06-02
    days on market $95,000 Active 35 DOM
13. 2026-06-01
    days on market $95,000 Active 34 DOM
14. 2026-05-31
    days on market $95,000 Active 33 DOM
15. 2026-04-28
    listed $95,000 Active 107-char remark

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 3 d/yr ≥107°F today · 9 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,359
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$2,764
• Taxable income: $1,237
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $2,379/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 · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to become move-in ready. Significant structural and aesthetic improvements are needed to increase its value.

Repairs flagged

• Major Exposed beams — Structural integrity compromised
• Major Worn appliances — Functionality compromised
• Major Worn fixtures — Functionality compromised
• Major Weathered metal roof — Leakage risk
• Major Weathered siding — Structural integrity compromised
• Major Exposed beams — Structural integrity compromised
• Major Worn tile — Safety hazard
• Major Exposed beams — Structural integrity compromised

Value-add opportunities

• Both New roof — Prevent leaks and improve aesthetics
• Both New flooring — Improve safety and aesthetics
• Both New appliances — Improve functionality and aesthetics
• Both Paint — Improve aesthetics and reflectivity
• Both New windows — Improve energy efficiency and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed beams · Structural integrity compromised	Major	$15,000–50,000
Worn appliances · Functionality compromised	Major	$15,000–50,000
Worn fixtures · Functionality compromised	Major	$15,000–50,000
Weathered metal roof · Leakage risk	Major	$15,000–50,000
Weathered siding · Structural integrity compromised	Major	$15,000–50,000
Exposed beams · Structural integrity compromised	Major	$15,000–50,000
Worn tile · Safety hazard	Major	$15,000–50,000
Exposed beams · Structural integrity compromised	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both New roof — Prevent leaks and improve aesthetics ↑
• Both New flooring — Improve safety and aesthetics ↑
• Both New appliances — Improve functionality and aesthetics ↑
• Both Paint — Improve aesthetics and reflectivity ↑
• Both New windows — Improve energy efficiency and aesthetics ↑

ⓘ 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: Presidio ISD
• NCES district ID: 4835800
• Math proficiency: 39% ▬ 0.00%
• Reading proficiency: 33% ▲ 2.00%
• Median HH income: $27,678
• Composite: 29.07/100
• National rank: #6603
• State rank: #535 of 826 in TX

Livability — Presidio

• Score: 62/100
• State rank: #923
• US rank: #16438

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,326

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: Predominantly Hispanic (98%)
• Race & ethnicity: Hispanic / Latino 98% Two or more races 75% White 1%
• Hispanic origin (detail): Mexican 98%
• Foreign-born: 37% · Canada
• Languages at home: 4% English-only · Spanish 96%

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: ▲ 8.65%
• Current HPI: 94.9851
• 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

• 2026-04-28 Listed $95,000 ODMLS