720 W 4th St · Clarendon, TX 79226

$135,000

3 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 5 Days on market

Built 1979 0.32 ac lot

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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 +9.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming brick home featuring 3 bedrooms and 1¾ updated bathrooms, situated on a large fenced corner lot in a convenient location near the school. This well-maintained property offers a huge backyard with mature producing peach trees and an apricot tree, a cellar, storage shed, and plenty of outdoor space to enjoy. The home also features a 1-car attached garage plus additional carport parking. Inside, you'll find lots of cabinet space in the kitchen, vinyl flooring in the kitchen and dining area, and beautifully updated bathrooms with custom tiled showers. Don't miss this cozy home full of charm, functionality, and unique features!

Key facts

• 0.32 acre lot
• Garage
• Built 1979

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Attached garage; Garage faces front; Carport; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Faces east
• Construction: Brick and brick veneer construction; Composition roof; Pillar/post/pier foundation; Built as a residential single-family home
• Exterior features: Chain link fence; Storage structure on property; Corner lot

Interior

• Kitchen: Oven; Cooktop; Dishwasher
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Natural gas and electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Oven, Cooktop, Dishwasher; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (20.8% below list).
• Recommended offer: $107k (20.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#259 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: employment C-, amenities F, commute F.
• Clarendon ISD (rural): math 49% / reading 54% proficiency, ranked #175 of 826 in TX (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Clarendon El (math 47% / reading 57%, grade C-, #742 of 4,322 statewide, top 19%, 215 students, 61% FRL); Clarendon J H (math 52% / reading 47%, grade C, #356 of 1,662 statewide, top 23%, 88 students, 56% FRL); Clarendon H S (math 54% / reading 64%, grade C+, #275 of 1,632 statewide, top 19%, 131 students, 33% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 50 active listings in the ZIP; 1 units permitted in Donley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($933 loan paydown + $5k appreciation (3.7% local appreciation)).
• Donley County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,982 (20.8% 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. Built in 1979 — 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. 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?
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: 0.79% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.42×
• Total profit: $15,700
• Equity at exit: $65,761

10-year hold

• IRR: 9.5%
• Equity multiple: 2.53×
• Total profit: $57,678
• Equity at exit: $105,469

Cash invested: $37,800 (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 79226

• Home prices YoY: 4.5%
• Active inventory: 50
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,070 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$165 /mo · $1,976/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $-84

Break-even live

Break-even rent $1,176

Max offer price $120,212

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-46	+0% $-84	+5% $-122	+10% $-160
Rent	-10% $-168	-5% $-126	+0% $-84	+5% $-41	+10% $1
Rate	-1.0pp $-16	-0.5pp $-49	base $-84	+0.5pp $-119	+1.0pp $-154

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-05
   status Pending 646-char remark
2. 2026-04-30
   listed $135,000 Active 646-char remark
3. 2018-07-30
   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: $1,976 · $165/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$494/yr (+$41/mo · 25.0%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,838
• − Mortgage interest: −$7,562
• − Property taxes: −$1,976
• − Insurance: −$675
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$3,927
• Taxable loss: −$3,357
• Est. tax savings @ 24.0%: +$806
• After-tax cash flow: $-199/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: Clarendon ISD
• NCES district ID: 4814160
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $40,724
• Composite: 43.12/100
• National rank: #3082
• State rank: #175 of 826 in TX

Livability — Clarendon

• Score: 72/100
• State rank: #259
• US rank: #6097

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarendon, TX
• Population (ZIP): 2,873

Population outlook (Donley County) Hauer SSP2

• Today (2025): 3,008 people
• By 2030: 2,777 · -7.7%
• By 2040: 2,419 · -19.6%
• By 2050: 2,224 · -26.1%
• By 2075: 2,018 · -32.9%
• By 2100: 1,949 · -35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Black 6% Asian 3% Two or more races 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Iranian 6% Scotch-Irish 3% Slovak 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 91% English-only · Spanish 4% German/W. Germanic 2% Other Asian/Pacific 1%

Political lean MEDSL · Donley

• 2024 margin: Solid R (+78.2) · D 10.2% · R 88.3% · Other 1.5%
• 2008→2024 swing: -14.1pp toward R · 2008: -64.1pp · 2024: -78.2pp
• All cycles: 2024: R+78.2 2020: R+75.2 2016: R+70.9 2012: R+69.2 2008: R+64.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.66%
• Current HPI: 85.0932
• 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

4 events — show timeline

• 2026-05-29 Sold (MLS) — AARMLS
• 2026-05-05 Pending — AARMLS
• 2026-04-30 Listed $135,000 AARMLS
• 2018-07-30 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,976 · +31.3% YoY. Source: county tax records.