205 1st · Pecan Gap, TX 75469

$59,900

2 bd · 1.0 ba · 720 sqft · SingleFamily · 141 Days on market

Built 1942 Fair condition 8,276 sqft lot ↓ 14% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

If you're looking for a great starter or an efficient property to add to your portfolio, look no further. This cozy home has great charm and a simple layout that only lacks the homey touches. Recently freshened up exterior with new roof and paint. Located in Pecan Gap this property is close to the up and coming Lake Ralph Hall and Fossil Park. Fannindel Elementary is just up the street. 15 minutes to East Texas A&M campus.

Key facts

• Close to fossil park
• New paint
• New roof

Tags

• NEW ROOF
• NEW PAINT
• CLOSE TO LAKE RALPH HALL
• CLOSE TO FOSSIL PARK
• CLOSE TO FANNINDEL ELEMENTARY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($884 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,090 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime C-, schools D, amenities F.
• Fannindel ISD (rural): math 25% / reading 30% proficiency, ranked #1,057 of 1,141 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP; 7 units permitted in Delta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $2k appreciation (3.0% local appreciation)).
• Delta County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.48% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.34%
• DSCR: 1.90
• GRM: 5.6

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: 26.6%
• Equity multiple: 2.51×
• Total profit: $25,334
• Equity at exit: $26,934

10-year hold

• IRR: 27.3%
• Equity multiple: 4.87×
• Total profit: $64,842
• Equity at exit: $41,508

Cash invested: $16,772 (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 75469

• Active inventory: 21
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $884 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $284

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 63%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $59,900 Active 141 DOM
2. 2026-06-17
   days on market $59,900 Active 140 DOM
3. 2026-06-16
   days on market $59,900 Active 139 DOM
4. 2026-06-15
   days on market $59,900 Active 138 DOM
5. 2026-06-13
   days on market $59,900 Active 136 DOM
6. 2026-06-09
   days on market $59,900 Active 132 DOM
7. 2026-06-08
   days on market $59,900 Active 131 DOM
8. 2026-06-07
   days on market $59,900 Active 130 DOM
9. 2026-06-04
   days on market $59,900 Active 127 DOM
10. 2026-06-03
    days on market $59,900 Active 126 DOM
11. 2026-06-02
    days on market $59,900 Active 125 DOM
12. 2026-06-01
    days on market $59,900 Active 124 DOM
13. 2026-05-31
    days on market $59,900 Active 123 DOM
14. 2026-03-29
    price $59,900 430-char remark

    Show marketing remark (430 chars)

    If you're looking for a great starter or an efficient property to add to your portfolio, look no further. This cozy home has great charm and a simple layout that only lacks the homey touches. Recently freshened up exterior with new roof and paint. Located in Pecan Gap this property is close to the up and coming Lake Ralph Hall and Fossil Park. Fannindel Elementary is just up the street. 15 minutes to East Texas A&M campus.

15. 2026-01-28
    listed $65,000 Active 430-char remark

    Show marketing remark (430 chars)

    If you're looking for a great starter or an efficient property to add to your portfolio, look no further. This cozy home has great charm and a simple layout that only lacks the homey touches. Recently freshened up exterior with new roof and paint. Located in Pecan Gap this property is close to the up and coming Lake Ralph Hall and Fossil Park. Fannindel Elementary is just up the street. 15 minutes to East Texas A&M campus.

16. 2026-01-05
    historical
17. 2025-11-19
    status Active
18. 2025-10-23
    historical Active Option Contract
19. 2025-09-15
    price $70,000
20. 2025-08-20
    status Active
21. 2025-07-09
    price $80,000
22. 2025-07-02
    listed $70,000 Active

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,606
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$848
• − Management: −$848
• − Depreciation: −$1,743
• Taxable income: $2,613
• Est. tax owed @ 24.0%: −$627
• After-tax cash flow: $2,784/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 · 7 photos

Fair 45/100 Moderate rehab

This home requires significant repairs and updates to bring it up to a fair condition. Painting, flooring replacement, and kitchen and bathroom renovations would significantly increase its resale and rental value.

Repairs flagged

• Major Exterior siding — Weathered and in need of repair.
• Major Flooring — Damaged and in need of replacement.
• Major Interior walls/paint — Chipped and peeling in some areas.
• Major Bathroom — Appears unfinished and in need of renovation.
• Major Kitchen — Appears unfinished and in need of renovation.
• Major Systems — Likely in need of updates based on the overall condition of the home.

Value-add opportunities

• Both Painting — Fresh paint can improve the home's curb appeal and interior aesthetics.
• Both Flooring replacement — New flooring can improve the home's appearance and functionality.
• Both Bathroom renovation — A modern bathroom can significantly increase the home's value and appeal.
• Both Kitchen renovation — A modern kitchen can significantly increase the home's value and appeal.
• Both System updates — Up-to-date systems can improve the home's functionality and energy efficiency, increasing its value and rental potential.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of repair.	Major	$15,000–50,000
Flooring · Damaged and in need of replacement.	Major	$15,000–50,000
Interior walls/paint · Chipped and peeling in some areas.	Major	$15,000–50,000
Bathroom · Appears unfinished and in need of renovation.	Major	$15,000–50,000
Kitchen · Appears unfinished and in need of renovation.	Major	$15,000–50,000
Systems · Likely in need of updates based on the overall condition of the home.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Painting — Fresh paint can improve the home's curb appeal and interior aesthetics. ↑
• Both Flooring replacement — New flooring can improve the home's appearance and functionality. ↑
• Both Bathroom renovation — A modern bathroom can significantly increase the home's value and appeal. ↑
• Both Kitchen renovation — A modern kitchen can significantly increase the home's value and appeal. ↑
• Both System updates — Up-to-date systems can improve the home's functionality and energy efficiency, increasing its value and rental potential. ↑

ⓘ 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: Fannindel ISD
• NCES district ID: 4819050
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $34,661
• Composite: 25.59/100
• National rank: #12831
• State rank: #1057 of 1141 in TX

Livability — Pecan Gap

• Score: 60/100
• State rank: #1090
• US rank: #19346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pecan Gap, TX
• Population (ZIP): 438

Population outlook (Delta County) Hauer SSP2

• Today (2025): 5,168 people
• By 2030: 5,108 · -1.2%
• By 2040: 4,960 · -4.0%
• By 2050: 4,832 · -6.5%
• By 2075: 4,402 · -14.8%
• By 2100: 3,893 · -24.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Romanian 3% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Delta

• 2024 margin: Solid R (+69.7) · D 14.9% · R 84.7%
• 2008→2024 swing: -24.4pp toward R · 2008: -45.3pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+67.9 2016: R+63.0 2012: R+53.0 2008: R+45.3

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

-14.4% since first listed

9 events — show timeline

• 2026-03-29 Price Changed $59,900 NTREIS
• 2026-01-28 Listed $65,000 NTREIS
• 2026-01-05 Listing Removed — NTREIS
• 2025-11-19 Relisted — NTREIS
• 2025-10-23 Contingent — NTREIS
• 2025-09-15 Price Changed $70,000 NTREIS
• 2025-08-20 Relisted — NTREIS
• 2025-07-09 Price Changed $80,000 NTREIS
• 2025-07-02 Listed $70,000 NTREIS