107 Pecos St · McCamey, TX 79752

$55,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 108 Days on market

Built 1992

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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
• Appreciation +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Mobile Home - 3 bedroom, 2 bath with large carport. Needs a little TLC and remodel completion and the storage conveys

Key facts

• Parking
• Built 1992
• Listed 107 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#322 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• Mccamey ISD (rural): math 24% / reading 27% proficiency, ranked #708 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mccamey Pri (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 209 students, 76% FRL); Mccamey Middle (math 22% / reading 27%, grade F, #1,279 of 1,662 statewide, top 78%, 153 students, 67% FRL); Mccamey H S (math 34% / reading 34%, grade F, #963 of 1,632 statewide, top 61%, 143 students, 59% FRL) — zoned schools average 67% FRL vs 40% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 23 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• Upton County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 2.04% ✓
• Cap rate: 17.43%
• Cash-on-cash: 39.76%
• DSCR: 2.77
• GRM: 4.1

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: 45.2%
• Equity multiple: 3.54×
• Total profit: $39,138
• Equity at exit: $24,730

10-year hold

• IRR: 45.0%
• Equity multiple: 7.09×
• Total profit: $93,812
• Equity at exit: $38,112

Cash invested: $15,400 (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 79752

• Active inventory: 23
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$65 /mo · $786/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $510

Break-even live

Break-even rent $477

Max offer price $55,000

Occupancy floor 50%

Sensitivity live

Price	-10% $541	-5% $526	+0% $510	+5% $495	+10% $479
Rent	-10% $422	-5% $466	+0% $510	+5% $555	+10% $599
Rate	-1.0pp $538	-0.5pp $524	base $510	+0.5pp $496	+1.0pp $481

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-01
   days on market $55,000 Active 108 DOM
2. 2026-05-31
   days on market $55,000 Active 107 DOM
3. 2026-03-11
   status Active 117-char remark

   Show marketing remark (117 chars)

   Mobile Home - 3 bedroom, 2 bath with large carport. Needs a little TLC and remodel completion and the storage conveys

4. 2026-02-11
   historical 117-char remark

   Show marketing remark (117 chars)

   Mobile Home - 3 bedroom, 2 bath with large carport. Needs a little TLC and remodel completion and the storage conveys

5. 2026-01-16
   listed $55,000 Active 117-char remark

   Show marketing remark (117 chars)

   Mobile Home - 3 bedroom, 2 bath with large carport. Needs a little TLC and remodel completion and the storage conveys

ⓘ 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: $786 · $65/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$221/yr (+$18/mo · 28.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,474
• − Mortgage interest: −$3,081
• − Property taxes: −$786
• − Insurance: −$275
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$1,600
• Taxable income: $5,577
• Est. tax owed @ 24.0%: −$1,338
• After-tax cash flow: $4,784/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.

Schools (NCES district)

• District: Mccamey ISD
• NCES district ID: 4829700
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $43,461
• Composite: 21.84/100
• National rank: #8242
• State rank: #708 of 826 in TX

Livability — McCamey

• Score: 71/100
• State rank: #322
• US rank: #7122

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McCamey, TX
• Population (ZIP): 1,880

Population outlook (Upton County) Hauer SSP2

• Today (2025): 4,105 people
• By 2030: 4,362 · +6.3%
• By 2040: 5,086 · +23.9%
• By 2050: 5,892 · +43.5%
• By 2075: 7,784 · +89.6%
• By 2100: 8,962 · +118.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% White 26% Two or more races 8% Black 1%
• Hispanic origin (detail): Mexican 67% Puerto Rican 5%
• Common ancestry: Iranian 1% Scottish 1%
• Foreign-born: 11% · Canada
• Languages at home: 49% English-only · Spanish 51%

Political lean MEDSL · Upton

• 2024 margin: Solid R (+77.0) · D 11.2% · R 88.2%
• 2008→2024 swing: -26.0pp toward R · 2008: -51.0pp · 2024: -77.0pp
• All cycles: 2024: R+77.0 2020: R+73.7 2016: R+52.2 2012: R+47.8 2008: R+51.0

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

3 events — show timeline

• 2026-03-11 Relisted — ODMLS
• 2026-02-11 Delisted — ODMLS
• 2026-01-16 Listed $55,000 ODMLS

Property tax history

+2.8%/yr

Latest (2025): $786 · +4.7% YoY. Source: county tax records.