730 Warren Ave · Clyde, TX 79510

$49,000

5 bd · 2.0 ba · 1,951 sqft · SingleFamily public records · 15 Days on market

Built 1920 0.50 ac lot ↓ 38% since listing

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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
• 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

Investor Opportunity! Versatile investment property in Clyde, TX offering multiple exit strategies. Whether you’re looking to renovate and resell, add to a rental portfolio, or pursue a long term value add, this property presents solid potential. Situated on a generous lot in an established area with no HOA and convenient access to I 20 and Abilene. Property requires updates and is being sold as is, making it ideal for investors ready to add value. Great opportunity to bring vision and maximize returns.

Key facts

• Established area
• Generous lot
• Investment property

Tags

• INVESTMENT PROPERTY
• MULTIPLE EXIT STRATEGIES
• GENEROUS LOT
• NO HOA
• CONVENIENT ACCESS TO I 20
• ESTABLISHED AREA

Property features AI

Finance

• Other: Listing is active and offered with exclusive agency agreement; Possession at closing/funding
• Financial info: Listing terms: Cash; Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: No covered spaces; No carport spaces; No designated parking features
• Security: No smart home or security features listed
• Utilities: Septic system; Private well; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story
• Construction: Built in 1920
• Exterior features: Lot about 0.5 acre; Half-acre lot (0.50 acres)

Interior

• Kitchen: Kitchen on level 1 (approx. 14 x 16); Appliances: Other
• Bedrooms: 5 bedrooms total; Primary bedroom on level 1 (approx. 11 x 11)
• Flooring: No flooring details listed
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling details listed
• Interior features: 3 total rooms; One-level layout; One living area; One dining area; Other interior features
• Laundry & utility: No specific laundry details listed

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $49k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.0% 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: employment C-, health & safety D+, amenities F.
• 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.
• Zoned schools: Clyde El (366 students, 58% FRL); Clyde J H (math 42% / reading 35%, grade F, #704 of 1,662 statewide, top 43%, 326 students, 45% FRL); Clyde H S (math 62% / reading 62%, grade B-, #237 of 1,632 statewide, top 16%, 441 students, 41% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 133 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 $339 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($48k) 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

• Watch-outs: property tax is 3.1% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $48,265 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.23% ✓
• Cap rate: 27.00%
• Cash-on-cash: 73.96%
• DSCR: 4.29
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $226,316
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 Whispering Oaks	0.37mi	4/2.0 (-1)	1,917 (-2%)	1mo	$398,900	$208	74
805 Whispering Oaks	0.37mi	4/2.0 (-1)	1,955 (+0%)	9mo	$398,900	$204	70
628 Clear Creek Ct	0.31mi	5/3.0	1,804 (-8%)	3mo	$209,088	$116	67
640 Clear Creek Ct	0.36mi	5/3.0	1,804 (-8%)	0mo	$238,877	$132	67
633 Clear Creek Ct	0.35mi	5/3.0	1,804 (-8%)	1mo	$242,211	$134	66
621 Clear Creek Ct	0.32mi	5/3.0	1,804 (-8%)	5mo	$204,736	$113	64
1004 Northbrook Ct	0.43mi	4/2.0 (-1)	1,904 (-2%)	10mo	$393,900	$207	62
604 Clear Creek Ct	0.44mi	4/2.0 (-1)	1,804 (-8%)	5mo	$199,996	$111	58
605 Clear Crk	0.41mi	4/2.0 (-1)	1,804 (-8%)	8mo	$199,994	$111	57
620 Clear Creek Ct	0.31mi	4/2.5 (-1)	2,203 (+13%)	4mo	$219,990	$100	54
623 Clear Creek Ct	0.32mi	4/2.5 (-1)	2,203 (+13%)	6mo	$222,987	$101	52
606 Clear Creek Ct	0.43mi	4/2.5 (-1)	2,203 (+13%)	9mo	$217,490	$99	44

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

Projected returns pro-forma

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

5-year hold

• IRR: 73.8%
• Equity multiple: 4.35×
• Total profit: $45,979
• Equity at exit: $7,306

10-year hold

• IRR: 77.6%
• Equity multiple: 8.99×
• Total profit: $109,648
• Equity at exit: $4,237

Cash invested: $13,720 (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: 133
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$128 /mo · $1,542/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $846

Break-even live

Break-even rent $514

Max offer price $49,000

Occupancy floor 42%

Sensitivity live

Price	-10% $873	-5% $859	+0% $846	+5% $832	+10% $818
Rent	-10% $720	-5% $783	+0% $846	+5% $908	+10% $971
Rate	-1.0pp $870	-0.5pp $858	base $846	+0.5pp $833	+1.0pp $820

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-02
   days on market $49,000 Active 15 DOM
2. 2026-06-01
   days on market $49,000 Active 14 DOM
3. 2026-05-31
   days on market $49,000 Active 13 DOM
4. 2026-05-30
   days on market $49,000 Active 12 DOM
5. 2026-05-18
   listed $49,000 Active
6. 2026-04-30
   historical
7. 2026-04-23
   price $55,000
8. 2026-04-09
   price $64,900
9. 2026-04-01
   listed $79,000 Active
10. 2026-03-30
    soldstatus
11. 2025-04-30
    soldstatus
12. 2019-01-28
    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: $1,542 · $128/mo
• Projected year-2 tax: $1,542 · $128/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 6 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $19,009
• − Mortgage interest: −$2,745
• − Property taxes: −$1,542
• − Insurance: −$245
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$1,425
• Taxable income: $10,010
• Est. tax owed @ 24.0%: −$2,402
• After-tax cash flow: $7,744/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

-38.0% since first listed

8 events — show timeline

• 2026-05-18 Listed $49,000 NTREIS
• 2026-04-30 Listing Removed — NTREIS
• 2026-04-23 Price Changed $55,000 NTREIS
• 2026-04-09 Price Changed $64,900 NTREIS
• 2026-04-01 Listed $79,000 NTREIS
• 2026-03-30 Sold (Public Records) — Public Records
• 2025-04-30 Sold (Public Records) — Public Records
• 2019-01-28 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,542 · +7.8% YoY. Source: county tax records.