807 E C St · Monahans, TX 79756

$79,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 59 Days on market

Built 1995 5,998 sqft 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock the potential in this 3-bedroom, 1-bath home! Featuring a living area and tile flooring throughout, this property is ready for your vision and creativity. Whether you're an investor or a buyer looking for a project, this fixer-upper is full of possibilities!

Key facts

• 5,998 sq ft lot
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#687 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute 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.
• Market conditions: 54 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7 units permitted in Ward County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($77k) 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 $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 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?
4. 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.
5. 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.
6. 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: 1.64% ✓
• Cap rate: 14.09%
• Cash-on-cash: 27.84%
• DSCR: 2.24
• GRM: 5.1

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: 22.0%
• Equity multiple: 1.90×
• Total profit: $19,887
• Equity at exit: $11,779

10-year hold

• IRR: 30.0%
• Equity multiple: 3.69×
• Total profit: $59,403
• Equity at exit: $6,830

Cash invested: $22,120 (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 79756

• Active inventory: 54
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$64 /mo · $766/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $513

Break-even live

Break-even rent $647

Max offer price $79,000

Occupancy floor 55%

Sensitivity live

Price	-10% $558	-5% $536	+0% $513	+5% $491	+10% $469
Rent	-10% $411	-5% $462	+0% $513	+5% $564	+10% $616
Rate	-1.0pp $553	-0.5pp $533	base $513	+0.5pp $493	+1.0pp $472

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1307 N Carol Ave Unit C Monahans, TX	2.0	1.0	850	$1,250	$1.47	44d	1	1.06mi
1309 N Carol Ave Unit E3 Monahans, TX	3.0	2.0	975	$1,350	$1.38	44d	1	1.06mi

Listing history 20 events

1. 2026-06-21
   days on market $79,000 Active 59 DOM
2. 2026-06-18
   days on market $79,000 Active 57 DOM
3. 2026-06-17
   days on market $79,000 Active 56 DOM
4. 2026-06-16
   days on market $79,000 Active 55 DOM
5. 2026-06-15
   days on market $79,000 Active 54 DOM
6. 2026-06-15
   days on market $79,000 Active 53 DOM
7. 2026-06-13
   days on market $79,000 Active 52 DOM
8. 2026-06-12
   days on market $79,000 Active 51 DOM
9. 2026-06-10
   days on market $79,000 Active 48 DOM
10. 2026-06-08
    days on market $79,000 Active 47 DOM
11. 2026-06-08
    days on market $79,000 Active 46 DOM
12. 2026-06-07
    days on market $79,000 Active 45 DOM
13. 2026-06-03
    days on market $79,000 Active 42 DOM
14. 2026-06-02
    days on market $79,000 Active 41 DOM
15. 2026-06-01
    days on market $79,000 Active 40 DOM
16. 2026-05-31
    price $79,000 Active 39 DOM
17. 2026-05-31
    days on market $95,000 Active 39 DOM
18. 2026-04-23
    listed $95,000 Active 265-char remark

    Show marketing remark (265 chars)

    Unlock the potential in this 3-bedroom, 1-bath home! Featuring a living area and tile flooring throughout, this property is ready for your vision and creativity. Whether you're an investor or a buyer looking for a project, this fixer-upper is full of possibilities!

19. 2025-10-03
    soldstatus
20. 2018-06-13
    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: $766 · $64/mo
• Projected year-2 tax: $1,446 · $120/mo
• Expected delta: +$680/yr (+$57/mo · 88.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 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: $15,559
• − Mortgage interest: −$4,425
• − Property taxes: −$766
• − Insurance: −$395
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$2,298
• Taxable income: $5,185
• Est. tax owed @ 24.0%: −$1,244
• After-tax cash flow: $4,915/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 — Monahans

• Score: 65/100
• State rank: #687
• US rank: #12856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monahans, TX
• Population (ZIP): 9,558

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 54% White 39% Two or more races 11% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 63% English-only · Spanish 35% Chinese 2%

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: ▼ -167.06%
• Current HPI: 194.6219
• 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

3 events — show timeline

• 2026-04-23 Listed $95,000 ODMLS
• 2025-10-03 Sold (Public Records) — Public Records
• 2018-06-13 Sold (Public Records) — Public Records

Property tax history

+14.1%/yr

Latest (2025): $766 · +4.0% YoY. Source: county tax records.