701 W 9th · Clarksville, TX 75426

$140,000

3 bd · 2.0 ba · 1,596 sqft · SingleFamily public records · 249 Days on market

Built 1971 0.40 ac lot $88/sqft · 18% above area Est $119k · 18% over

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Why this score? — see what drove the D 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 +12.7/30.0
• Appreciation +10.0/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

3-bedroom, 2-bath home with a large yard shaded by beautiful pecan trees. Features a 2-car garage and a storage building—plenty of space inside and out.

Key facts

• Storage building
• Large yard
• Pecan trees

Tags

• LARGE YARD
• PECAN TREES
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-15 ($-175/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (13.5% below list).
• Recommended offer: $121k (13.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#523 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Clarksville ISD (town): math 20% / reading 27% proficiency, ranked #752 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 87 active listings in the ZIP; 14 units permitted in Red River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• Red River County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $140k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $121,042 (13.5% below list)

Questions for the listing agent

1. 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?
2. It's been on market 249 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

• ARV (median comp): $119,085
• List price: $140,000
• Delta: 17.56%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 W 12th St	0.19mi	3/2.0	1,614 (+1%)	1mo	$145,000	$90	89
706 Rose St	0.64mi	3/2.0	1,600 (+0%)	19mo	$220,000	$138	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.92×
• Total profit: $75,338
• Equity at exit: $126,123

10-year hold

• IRR: 21.3%
• Equity multiple: 6.68×
• Total profit: $222,629
• Equity at exit: $271,989

Cash invested: $39,200 (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 75426

• Home prices YoY: 11.5%
• Active inventory: 87
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$178 /mo · $2,140/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-15

Break-even live

Break-even rent $1,229

Max offer price $137,419

Occupancy floor 96%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $140,000 Active 249 DOM
2. 2026-06-18
   days on market $140,000 Active 248 DOM
3. 2026-06-17
   days on market $140,000 Active 247 DOM
4. 2026-06-16
   days on market $140,000 Active 246 DOM
5. 2026-06-15
   days on market $140,000 Active 245 DOM
6. 2026-06-14
   days on market $140,000 Active 243 DOM
7. 2026-06-12
   days on market $140,000 Active 242 DOM
8. 2026-06-09
   days on market $140,000 Active 239 DOM
9. 2026-06-08
   days on market $140,000 Active 238 DOM
10. 2026-06-07
    days on market $140,000 Active 237 DOM
11. 2026-06-07
    days on market $140,000 Active 236 DOM
12. 2026-06-03
    days on market $140,000 Active 233 DOM
13. 2026-06-02
    days on market $140,000 Active 232 DOM
14. 2026-06-01
    days on market $140,000 Active 231 DOM
15. 2026-05-31
    days on market $140,000 Active 230 DOM
16. 2026-05-30
    days on market $140,000 Active 229 DOM
17. 2026-03-10
    price $140,000 158-char remark

    Show marketing remark (158 chars)

    3-bedroom, 2-bath home with a large yard shaded by beautiful pecan trees. Features a 2-car garage and a storage building—plenty of space inside and out.

18. 2026-02-07
    price $150,000 158-char remark

    Show marketing remark (158 chars)

    3-bedroom, 2-bath home with a large yard shaded by beautiful pecan trees. Features a 2-car garage and a storage building—plenty of space inside and out.

19. 2026-01-15
    price $155,000 158-char remark

    Show marketing remark (158 chars)

    3-bedroom, 2-bath home with a large yard shaded by beautiful pecan trees. Features a 2-car garage and a storage building—plenty of space inside and out.

20. 2025-11-14
    price $160,000 158-char remark

    Show marketing remark (158 chars)

    3-bedroom, 2-bath home with a large yard shaded by beautiful pecan trees. Features a 2-car garage and a storage building—plenty of space inside and out.

21. 2025-10-13
    listed $165,000 Active 158-char remark

    Show marketing remark (158 chars)

    3-bedroom, 2-bath home with a large yard shaded by beautiful pecan trees. Features a 2-car garage and a storage building—plenty of space inside and out.

22. 2014-01-24
    soldstatus $45,000

ⓘ 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: $2,140 · $178/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$422/yr (+$35/mo · 19.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $14,525
• − Mortgage interest: −$7,842
• − Property taxes: −$2,140
• − Insurance: −$700
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$4,073
• Taxable loss: −$2,554
• Est. tax savings @ 24.0%: +$613
• After-tax cash flow: $438/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: Clarksville ISD
• NCES district ID: 4814190
• Math proficiency: 20% ▼ -12.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $31,795
• Composite: 19.05/100
• National rank: #8842
• State rank: #752 of 826 in TX

Livability — Clarksville

• Score: 67/100
• State rank: #523
• US rank: #10265

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksville, TX
• Population (ZIP): 4,199

Population outlook (Red River County) Hauer SSP2

• Today (2025): 11,454 people
• By 2030: 10,874 · -5.1%
• By 2040: 9,715 · -15.2%
• By 2050: 8,552 · -25.3%
• By 2075: 6,042 · -47.2%
• By 2100: 4,037 · -64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 52% Black 40% Hispanic / Latino 5% Two or more races 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Red River

• 2024 margin: Solid R (+61.8) · D 19.0% · R 80.8%
• 2008→2024 swing: -23.7pp toward R · 2008: -38.0pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+56.3 2016: R+53.9 2012: R+40.7 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.13%
• Current HPI: 166.5937
• 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

+211.1% since first listed

6 events — show timeline

• 2026-03-10 Price Changed $140,000 NTREIS
• 2026-02-07 Price Changed $150,000 NTREIS
• 2026-01-15 Price Changed $155,000 NTREIS
• 2025-11-14 Price Changed $160,000 NTREIS
• 2025-10-13 Listed $165,000 NTREIS
• 2014-01-24 Sold (Public Records) $45,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,140 · +8.3% YoY. Source: county tax records.