1120 Fort Clark · Uvalde, TX 78801

$79,000

3 bd · 1.0 ba · 2,022 sqft · SingleFamily public records · 138 Days on market

Built 1982 0.32 ac lot $39/sqft · 69% below area ↓ 36% 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
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Home on an Oversized Lot in Uvalde! This 3-bedroom, 1-bathroom home offers 2,022 square feet of living space and sits on a generous 0.32-acre lot in an established Uvalde neighborhood. Built in 1982, the property needs updating and repairs, making it an excellent opportunity for renovation, investment, or customization. The large lot provides ample space for outdoor living, expansion, or future improvements. Ideal for investors or buyers looking to add value and make it their own. Property is being sold as-is and priced accordingly.

Key facts

• Oversized lot
• Outdoor living
• 0.32 acre lot

Tags

• OVERSIZED LOT
• OUTDOOR LIVING

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 $688 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 3.0% in Uvalde — 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 74/100 on livability (#187 in TX, #4,844 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D, schools F.
• Uvalde CISD (town): math 19% / reading 26% proficiency, ranked #760 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 225 active listings in the ZIP; 17 units permitted in Uvalde 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.
• Uvalde County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; 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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.98% ✓
• Cap rate: 16.75%
• Cash-on-cash: 37.35%
• DSCR: 2.66
• GRM: 4.2

CMA / ARV

• ARV (median comp): $255,199
• List price: $79,000
• Delta: -69.04%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1323 Ft Clark Rd	0.26mi	3/2.0	2,100 (+4%)	24mo	$365,000	$174	58
104 Sunday Ct	0.35mi	3/2.0	1,823 (-10%)	10mo	$349,900	$192	55
68 Sunday Ct	0.34mi	3/2.5	1,727 (-15%)	4mo	$349,000	$202	51
19 Sunday Ct	0.36mi	4/2.5 (+1)	1,882 (-7%)	18mo	$369,900	$197	46

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: 33.3%
• Equity multiple: 2.40×
• Total profit: $31,069
• Equity at exit: $11,779

10-year hold

• IRR: 40.3%
• Equity multiple: 4.78×
• Total profit: $83,610
• 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 78801

• Active inventory: 225
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,563 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $688

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 51%

Sensitivity live

Price	-10% $743	-5% $716	+0% $688	+5% $661	+10% $634
Rent	-10% $565	-5% $627	+0% $688	+5% $750	+10% $812
Rate	-1.0pp $728	-0.5pp $709	base $688	+0.5pp $668	+1.0pp $647

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: —

Listing history 25 events

1. 2026-06-21
   days on market $79,000 Active 138 DOM
2. 2026-06-21
   days on market $79,000 Active 137 DOM
3. 2026-06-18
   days on market $79,000 Active 135 DOM
4. 2026-06-17
   days on market $79,000 Active 134 DOM
5. 2026-06-16
   days on market $79,000 Active 133 DOM
6. 2026-06-15
   days on market $79,000 Active 132 DOM
7. 2026-06-15
   days on market $79,000 Active 131 DOM
8. 2026-06-13
   days on market $79,000 Active 130 DOM
9. 2026-06-12
   days on market $79,000 Active 129 DOM
10. 2026-06-09
    days on market $79,000 Active 126 DOM
11. 2026-06-08
    days on market $79,000 Active 125 DOM
12. 2026-06-08
    days on market $79,000 Active 124 DOM
13. 2026-06-07
    days on market $79,000 Active 123 DOM
14. 2026-06-03
    days on market $79,000 Active 120 DOM
15. 2026-06-02
    days on market $79,000 Active 119 DOM
16. 2026-06-01
    days on market $79,000 Active 118 DOM
17. 2026-05-31
    days on market $79,000 Active 117 DOM
18. 2026-04-14
    price $79,000 547-char remark

    Show marketing remark (547 chars)

    Spacious Home on an Oversized Lot in Uvalde! This 3-bedroom, 1-bathroom home offers 2,022 square feet of living space and sits on a generous 0.32-acre lot in an established Uvalde neighborhood. Built in 1982, the property needs updating and repairs, making it an excellent opportunity for renovation, investment, or customization. The large lot provides ample space for outdoor living, expansion, or future improvements. Ideal for investors or buyers looking to add value and make it their own. Property is being sold as-is and priced accordingly.

19. 2026-04-08
    price $84,000 547-char remark

    Show marketing remark (547 chars)

    Spacious Home on an Oversized Lot in Uvalde! This 3-bedroom, 1-bathroom home offers 2,022 square feet of living space and sits on a generous 0.32-acre lot in an established Uvalde neighborhood. Built in 1982, the property needs updating and repairs, making it an excellent opportunity for renovation, investment, or customization. The large lot provides ample space for outdoor living, expansion, or future improvements. Ideal for investors or buyers looking to add value and make it their own. Property is being sold as-is and priced accordingly.

20. 2026-03-27
    price $89,000 547-char remark

    Show marketing remark (547 chars)

    Spacious Home on an Oversized Lot in Uvalde! This 3-bedroom, 1-bathroom home offers 2,022 square feet of living space and sits on a generous 0.32-acre lot in an established Uvalde neighborhood. Built in 1982, the property needs updating and repairs, making it an excellent opportunity for renovation, investment, or customization. The large lot provides ample space for outdoor living, expansion, or future improvements. Ideal for investors or buyers looking to add value and make it their own. Property is being sold as-is and priced accordingly.

21. 2026-03-17
    price $94,000 547-char remark

    Show marketing remark (547 chars)

    Spacious Home on an Oversized Lot in Uvalde! This 3-bedroom, 1-bathroom home offers 2,022 square feet of living space and sits on a generous 0.32-acre lot in an established Uvalde neighborhood. Built in 1982, the property needs updating and repairs, making it an excellent opportunity for renovation, investment, or customization. The large lot provides ample space for outdoor living, expansion, or future improvements. Ideal for investors or buyers looking to add value and make it their own. Property is being sold as-is and priced accordingly.

22. 2026-03-06
    price $99,000 547-char remark

    Show marketing remark (547 chars)

    Spacious Home on an Oversized Lot in Uvalde! This 3-bedroom, 1-bathroom home offers 2,022 square feet of living space and sits on a generous 0.32-acre lot in an established Uvalde neighborhood. Built in 1982, the property needs updating and repairs, making it an excellent opportunity for renovation, investment, or customization. The large lot provides ample space for outdoor living, expansion, or future improvements. Ideal for investors or buyers looking to add value and make it their own. Property is being sold as-is and priced accordingly.

23. 2026-02-24
    price $119,000 547-char remark

    Show marketing remark (547 chars)

    Spacious Home on an Oversized Lot in Uvalde! This 3-bedroom, 1-bathroom home offers 2,022 square feet of living space and sits on a generous 0.32-acre lot in an established Uvalde neighborhood. Built in 1982, the property needs updating and repairs, making it an excellent opportunity for renovation, investment, or customization. The large lot provides ample space for outdoor living, expansion, or future improvements. Ideal for investors or buyers looking to add value and make it their own. Property is being sold as-is and priced accordingly.

24. 2026-02-03
    listed $124,000 New 547-char remark

    Show marketing remark (547 chars)

    Spacious Home on an Oversized Lot in Uvalde! This 3-bedroom, 1-bathroom home offers 2,022 square feet of living space and sits on a generous 0.32-acre lot in an established Uvalde neighborhood. Built in 1982, the property needs updating and repairs, making it an excellent opportunity for renovation, investment, or customization. The large lot provides ample space for outdoor living, expansion, or future improvements. Ideal for investors or buyers looking to add value and make it their own. Property is being sold as-is and priced accordingly.

25. 1987-03-01
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $18,750
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$2,298
• Taxable income: $7,447
• Est. tax owed @ 24.0%: −$1,787
• After-tax cash flow: $6,474/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: Uvalde CISD
• NCES district ID: 4843720
• Math proficiency: 19% ▼ -9.00%
• Reading proficiency: 26% ▼ -3.00%
• Median HH income: $36,054
• Composite: 18.63/100
• National rank: #8897
• State rank: #760 of 826 in TX

Livability — Uvalde

• Score: 74/100
• State rank: #187
• US rank: #4844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Uvalde, TX
• Population (ZIP): 21,487

Population outlook (Uvalde County) Hauer SSP2

• Today (2025): 28,865 people
• By 2030: 29,675 · +2.8%
• By 2040: 31,256 · +8.3%
• By 2050: 32,790 · +13.6%
• By 2075: 37,013 · +28.2%
• By 2100: 37,306 · +29.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% White 20% Two or more races 18% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 69% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 48% English-only · Spanish 51% Other Asian/Pacific 1%

Political lean MEDSL · Uvalde

• 2024 margin: Solid R (+33.4) · D 32.9% · R 66.3%
• 2008→2024 swing: -28.1pp toward R · 2008: -5.3pp · 2024: -33.4pp
• All cycles: 2024: R+33.4 2020: R+20.3 2016: R+10.8 2012: R+8.3 2008: R+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.65%
• Current HPI: 152.7777
• 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

-36.3% since first listed

8 events — show timeline

• 2026-04-14 Price Changed $79,000 LERA
• 2026-04-08 Price Changed $84,000 LERA
• 2026-03-27 Price Changed $89,000 LERA
• 2026-03-17 Price Changed $94,000 LERA
• 2026-03-06 Price Changed $99,000 LERA
• 2026-02-24 Price Changed $119,000 LERA
• 2026-02-03 Listed $124,000 LERA
• 1987-03-01 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $4,197 · +1.2% YoY. Source: county tax records.