411 Hamby Rd · Clyde, TX 79510

$40,000

1 bd · 1.0 ba · 576 sqft · SingleFamily public records · 108 Days on market

Built 1955 0.31 ac lot $69/sqft · 30% below area Est $57k · 30% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold AS IS. Great investor opportunity! This property was previously used as an office building and later converted into an efficiency-style apartment. The space is already plumbed for a bathroom, offering flexibility for a variety of potential uses — from a small business setup to a rental unit or studio space. With a little vision and creativity, this property has the potential to generate solid returns or serve as a versatile addition to your investment portfolio. Water well with new pump and pump house.

Key facts

• 0.31 acre lot
• Garage
• Built 1955

Tags

• EFFICIENCY STYLE APARTMENT
• PLUMBED FOR A BATHROOM
• WATER WELL WITH NEW PUMP

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($867 rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 3.2% in Clyde — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#498 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment C-, health & safety D+.
• Clyde CISD (town): math 42% / reading 42% proficiency, ranked #341 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 132 active listings in the ZIP; 11 units permitted in Callahan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Callahan County population projected to shrink 5% 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 $11k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,400 (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. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 2.17% ✓
• Cap rate: 17.05%
• Cash-on-cash: 38.42%
• DSCR: 2.71
• GRM: 3.8

CMA / ARV

• ARV (median comp): $57,289
• List price: $40,000
• Delta: -30.18%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.6%
• Equity multiple: 2.46×
• Total profit: $16,398
• Equity at exit: $5,964

10-year hold

• IRR: 41.5%
• Equity multiple: 4.92×
• Total profit: $43,863
• Equity at exit: $3,458

Cash invested: $11,200 (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 79510

• Home prices YoY: -21.6%
• Active inventory: 132
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $867 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$100 /mo · $1,201/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $359

Break-even live

Break-even rent $413

Max offer price $40,000

Occupancy floor 54%

Sensitivity live

Price	-10% $381	-5% $370	+0% $359	+5% $347	+10% $336
Rent	-10% $290	-5% $324	+0% $359	+5% $393	+10% $427
Rate	-1.0pp $379	-0.5pp $369	base $359	+0.5pp $348	+1.0pp $338

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $40,000 Active 108 DOM
2. 2026-06-18
   days on market $40,000 Active 107 DOM
3. 2026-06-17
   days on market $40,000 Active 106 DOM
4. 2026-06-17
   price $40,000 Active 105 DOM
5. 2026-06-16
   days on market $50,000 Active 105 DOM
6. 2026-06-15
   days on market $50,000 Active 104 DOM
7. 2026-06-14
   days on market $50,000 Active 102 DOM
8. 2026-06-13
   days on market $50,000 Active 101 DOM
9. 2026-06-10
   days on market $50,000 Active 99 DOM
10. 2026-06-09
    days on market $50,000 Active 98 DOM
11. 2026-06-08
    days on market $50,000 Active 97 DOM
12. 2026-06-07
    days on market $50,000 Active 96 DOM
13. 2026-06-02
    days on market $50,000 Active 91 DOM
14. 2026-06-01
    days on market $50,000 Active 90 DOM
15. 2026-05-31
    days on market $50,000 Active 89 DOM
16. 2026-05-30
    days on market $50,000 Active 88 DOM
17. 2026-04-01
    price $50,000 518-char remark

    Show marketing remark (518 chars)

    Sold AS IS. Great investor opportunity! This property was previously used as an office building and later converted into an efficiency-style apartment. The space is already plumbed for a bathroom, offering flexibility for a variety of potential uses — from a small business setup to a rental unit or studio space. With a little vision and creativity, this property has the potential to generate solid returns or serve as a versatile addition to your investment portfolio. Water well with new pump and pump house.

18. 2026-03-30
    status Active 518-char remark

    Show marketing remark (518 chars)

    Sold AS IS. Great investor opportunity! This property was previously used as an office building and later converted into an efficiency-style apartment. The space is already plumbed for a bathroom, offering flexibility for a variety of potential uses — from a small business setup to a rental unit or studio space. With a little vision and creativity, this property has the potential to generate solid returns or serve as a versatile addition to your investment portfolio. Water well with new pump and pump house.

19. 2025-11-10
    status Pending 518-char remark

    Show marketing remark (518 chars)

    Sold AS IS. Great investor opportunity! This property was previously used as an office building and later converted into an efficiency-style apartment. The space is already plumbed for a bathroom, offering flexibility for a variety of potential uses — from a small business setup to a rental unit or studio space. With a little vision and creativity, this property has the potential to generate solid returns or serve as a versatile addition to your investment portfolio. Water well with new pump and pump house.

20. 2025-10-30
    historical Active Option Contract 518-char remark

    Show marketing remark (518 chars)

    Sold AS IS. Great investor opportunity! This property was previously used as an office building and later converted into an efficiency-style apartment. The space is already plumbed for a bathroom, offering flexibility for a variety of potential uses — from a small business setup to a rental unit or studio space. With a little vision and creativity, this property has the potential to generate solid returns or serve as a versatile addition to your investment portfolio. Water well with new pump and pump house.

21. 2025-10-20
    price $40,000 518-char remark

    Show marketing remark (518 chars)

    Sold AS IS. Great investor opportunity! This property was previously used as an office building and later converted into an efficiency-style apartment. The space is already plumbed for a bathroom, offering flexibility for a variety of potential uses — from a small business setup to a rental unit or studio space. With a little vision and creativity, this property has the potential to generate solid returns or serve as a versatile addition to your investment portfolio. Water well with new pump and pump house.

22. 2025-10-14
    listed $50,000 Active 518-char remark

    Show marketing remark (518 chars)

    Sold AS IS. Great investor opportunity! This property was previously used as an office building and later converted into an efficiency-style apartment. The space is already plumbed for a bathroom, offering flexibility for a variety of potential uses — from a small business setup to a rental unit or studio space. With a little vision and creativity, this property has the potential to generate solid returns or serve as a versatile addition to your investment portfolio. Water well with new pump and pump house.

23. 2024-03-25
    soldstatus
24. 2019-01-14
    soldstatus
25. 2018-09-27
    status Pending
26. 2018-09-24
    historical
27. 2018-02-14
    listed $15,000 Active

ⓘ 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: $1,201 · $100/mo
• Projected year-2 tax: $1,201 · $100/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $10,406
• − Mortgage interest: −$2,241
• − Property taxes: −$1,201
• − Insurance: −$200
• − Repairs & maintenance: −$832
• − Management: −$832
• − Depreciation: −$1,164
• Taxable income: $3,936
• Est. tax owed @ 24.0%: −$945
• After-tax cash flow: $3,358/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: Clyde CISD
• NCES district ID: 4814450
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $46,614
• Composite: 35.84/100
• National rank: #4824
• State rank: #341 of 826 in TX

Livability — Clyde

• Score: 68/100
• State rank: #498
• US rank: #9935

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clyde, TX
• Population (ZIP): 8,135

Population outlook (Callahan County) Hauer SSP2

• Today (2025): 13,664 people
• By 2030: 13,578 · -0.6%
• By 2040: 13,283 · -2.8%
• By 2050: 13,008 · -4.8%
• By 2075: 12,354 · -9.6%
• By 2100: 11,326 · -17.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 13% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 8% Slovak 3% Serbian 3%
• Foreign-born: 1% · China
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 2%

Political lean MEDSL · Callahan

• 2024 margin: Solid R (+77.6) · D 10.9% · R 88.5%
• 2008→2024 swing: -15.9pp toward R · 2008: -61.7pp · 2024: -77.6pp
• All cycles: 2024: R+77.6 2020: R+77.3 2016: R+77.2 2012: R+69.8 2008: R+61.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.42%
• Current HPI: 186.6326
• 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

+233.3% since first listed

11 events — show timeline

• 2026-04-01 Price Changed $50,000 NTREIS
• 2026-03-30 Relisted — NTREIS
• 2025-11-10 Pending — NTREIS
• 2025-10-30 Contingent — NTREIS
• 2025-10-20 Price Changed $40,000 NTREIS
• 2025-10-14 Listed $50,000 NTREIS
• 2024-03-25 Sold (Public Records) — Public Records
• 2019-01-14 Sold (Public Records) — Public Records
• 2018-09-27 Pending — NTREIS
• 2018-09-24 Listing Removed — NTREIS
• 2018-02-14 Listed $15,000 NTREIS

Property tax history

+27.8%/yr

Latest (2025): $1,201 · +297.5% YoY. Source: county tax records.