802 W 4th St · Clarksville, TX 75426

$119,000

3 bd · 2.0 ba · 1,722 sqft · SingleFamily public records · 32 Days on market

Built 1965 0.36 ac lot Est $165k · 28% under

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Why this score? — see what drove the C+ 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 +15.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +5.3/10.0
• DSCR +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

This 3 bedroom, 2 bath brick home has all the space you need with 1,722 square feet! Conveniently located, this home features an open kitchen and dining area that flows easily into the living room. Most kitchen appliances replaced in the last 3 years. Built-ins in the dining and living room add extra character and storage. The primary bedroom includes a private bath with walk-in shower. Outside, you’ll find a spacious backyard with pecan tree and plenty of room to enjoy, plus a storage shed and extra storage space in the garage. Metal roof and lots of practical features make this home easy to love!

Key facts

• Spacious backyard
• Private bath
• Dining area

Tags

• OPEN KITCHEN
• DINING AREA
• BUILT-INS
• PRIVATE BATH
• WALK-IN SHOWER
• SPACIOUS BACKYARD

Property features AI

Finance

• Financial info: Listing terms: Cash or Conventional; Loan type: Treat as clear; Second mortgage: No
• HOA & community: No association (none)

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Additional parking available
• Security: Other security features
• Utilities: City water; City sewer; Cable available; Municipal utility district: No
• Home design: Single family residence; Residential property; One story; Not attached
• Construction: Brick construction; Metal roof; Slab foundation; Built in 1965; Preowned
• Exterior features: Covered patio/porch; Back yard fencing; Chain link fence

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Breakfast bar; Eat-in kitchen
• Bedrooms: Primary bedroom on main level with ensuite bath; Two additional bedrooms on main level
• Flooring: Other (see remarks)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Cable TV available; Eat-in kitchen; High speed internet available; One living area; One dining area; 6 rooms total; Levels: One
• Laundry & utility: Utility room; Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $50 ($602/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.

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 $13k of equity ($823 loan paydown + $12k 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 $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

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 $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.03% ✓
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $165,312
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 W 12th St	0.48mi	3/2.0	1,614 (-6%)	1mo	$145,000	$90	66
1206 W Jackson St	0.51mi	3/2.0	1,529 (-11%)	2mo	$135,000	$88	56
706 Rose St	0.38mi	3/2.0	1,600 (-7%)	19mo	$220,000	$138	54
611 S Hall St	0.60mi	3/2.0	1,469 (-15%)	21mo	$141,000	$96	30

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: 25.6%
• Equity multiple: 3.04×
• Total profit: $68,086
• Equity at exit: $107,205

10-year hold

• IRR: 22.5%
• Equity multiple: 6.95×
• Total profit: $198,147
• Equity at exit: $231,191

Cash invested: $33,320 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$248 /mo · $2,973/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $50

Break-even live

Break-even rent $1,166

Max offer price $119,000

Occupancy floor 91%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $119,000 Active 32 DOM
2. 2026-06-18
   days on market $119,000 Active 31 DOM
3. 2026-06-17
   days on market $119,000 Active 30 DOM
4. 2026-06-16
   days on market $119,000 Active 29 DOM
5. 2026-06-15
   days on market $119,000 Active 28 DOM
6. 2026-06-14
   days on market $119,000 Active 26 DOM
7. 2026-06-12
   days on market $119,000 Active 25 DOM
8. 2026-06-09
   days on market $119,000 Active 22 DOM
9. 2026-06-08
   days on market $119,000 Active 21 DOM
10. 2026-06-07
    days on market $119,000 Active 20 DOM
11. 2026-06-07
    days on market $119,000 Active 19 DOM
12. 2026-06-03
    days on market $119,000 Active 16 DOM
13. 2026-06-02
    days on market $119,000 Active 15 DOM
14. 2026-06-01
    days on market $119,000 Active 14 DOM
15. 2026-05-31
    days on market $119,000 Active 13 DOM
16. 2026-05-30
    days on market $119,000 Active 12 DOM
17. 2026-05-15
    listed $119,000 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: $2,973 · $248/mo
• Projected year-2 tax: $2,973 · $248/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 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: $14,758
• − Mortgage interest: −$6,666
• − Property taxes: −$2,973
• − Insurance: −$595
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$3,462
• Taxable loss: −$1,299
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $914/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

1 event — show timeline

• 2026-05-15 Listed $119,000 NTREIS

Property tax history

+8.2%/yr

Latest (2025): $2,973 · +9.3% YoY. Source: county tax records.