County Road F

Mobeetie, TX 79061

$136,000D

3 bd · 2.0 ba · 1,292 sqft · Built — · SingleFamily · Active · 69 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,096/mo
• Mortgage (P&I): −$713
• Tax + insurance: −$227
• HOA: −$0
• Vac / Maint / Mgmt: −$230
• Net cashflow: $-74/mo
• Annual: $-892/yr
• Cap rate: 5.64%
• Cash-on-cash: -2.34%
• DSCR: 0.90
• 1% rule: 0.81%
• Cash to close: $38,080

Investor read

• This is a 3-bed/2.0-bath single-family listed at $136k. Condition is rated fair.
• At list price, monthly cash flow is $-74 ($-892/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (19.4% below list).
• It's been on market 69 days — a 6% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $110k (19.4% below list) — sets the bar for 1% rule.
• In year one you build about $5k of equity ($940 loan paydown + $4k appreciation (3.0% local appreciation)).
• Location reads 60/100 on livability (#1,100 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, crime D-.
• Fort Elliott CISD (rural): math 55% / reading 70% proficiency, ranked #90 of 1,141 in TX (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 14 active listings in the ZIP.
• Wheeler County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
• It's been on market 69 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• Crime grade is D 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?
• The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?

Repairs flagged (vision-AI assessment)

• Major: Paint — Paint is faded and uneven
• Moderate: Siding — Siding looks worn