413 S Avenue G · Clifton, TX 76634

$145,000

5 bd · 3.5 ba · 3,587 sqft · SingleFamily public records · 201 Days on market

Built 1950 7,928 sqft lot $40/sqft · 62% below area ↓ 3% since listing

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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 +20.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +6.6/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED TO SELL! This home has a secondary detached living quarters located on established street right across from the locals favorite restaurant, Johnny's Place! All together both the main home and detached living quarters have a combined 5 bedrooms, 3 full baths, and one half bath. Buyer to verify all the information contained herein. Being SOLD AS-AS.

Key facts

• Established street
• 7,928 sq ft lot
• Parking

Tags

• ESTABLISHED STREET

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.3% in Clifton — 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 71/100 on livability (#284 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D, amenities F.
• Clifton ISD (town): math 42% / reading 46% proficiency, ranked #284 of 826 in TX (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 105 active listings in the ZIP; 15 units permitted in Bosque County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bosque County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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 2.8% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 D-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. 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.
8. 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.
9. 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: 1.19% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.93%
• DSCR: 1.26
• GRM: 7.0

CMA / ARV

• ARV (median comp): $385,534
• List price: $145,000
• Delta: -62.39%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-10,595
• Equity at exit: $21,620

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $7,724
• Equity at exit: $12,537

Cash invested: $40,600 (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 76634

• Home prices YoY: -15.6%
• Active inventory: 105
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,720 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$337 /mo · $4,047/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $201

Break-even live

Break-even rent $1,466

Max offer price $145,000

Occupancy floor 83%

Sensitivity live

Price	-10% $283	-5% $242	+0% $201	+5% $160	+10% $119
Rent	-10% $65	-5% $133	+0% $201	+5% $269	+10% $337
Rate	-1.0pp $274	-0.5pp $238	base $201	+0.5pp $163	+1.0pp $125

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $145,000 Active 201 DOM
2. 2026-06-18
   days on market $145,000 Active 198 DOM
3. 2026-06-17
   days on market $145,000 Active 197 DOM
4. 2026-06-16
   days on market $145,000 Active 196 DOM
5. 2026-06-15
   days on market $145,000 Active 195 DOM
6. 2026-06-14
   days on market $145,000 Active 193 DOM
7. 2026-06-10
   days on market $145,000 Active 190 DOM
8. 2026-06-09
   days on market $145,000 Active 189 DOM
9. 2026-06-08
   days on market $145,000 Active 188 DOM
10. 2026-06-07
    days on market $145,000 Active 187 DOM
11. 2026-06-05
    days on market $145,000 Active 184 DOM
12. 2026-06-03
    days on market $145,000 Active 183 DOM
13. 2026-06-02
    days on market $145,000 Active 182 DOM
14. 2026-06-01
    days on market $145,000 Active 181 DOM
15. 2026-05-31
    days on market $145,000 Active 180 DOM
16. 2026-05-30
    days on market $145,000 Active 179 DOM
17. 2025-12-02
    listed $145,000 Active 356-char remark

    Show marketing remark (356 chars)

    PRICED TO SELL! This home has a secondary detached living quarters located on established street right across from the locals favorite restaurant, Johnny's Place! All together both the main home and detached living quarters have a combined 5 bedrooms, 3 full baths, and one half bath. Buyer to verify all the information contained herein. Being SOLD AS-AS.

18. 2025-08-31
    historical
19. 2025-02-25
    listed $149,900 Active
20. 2025-01-22
    historical
21. 2024-08-20
    price $149,900
22. 2024-07-22
    listed $175,000 Active
23. 2024-02-05
    historical
24. 2023-04-21
    soldstatus
25. 2023-04-04
    listed $150,000
26. 1999-06-28
    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: $4,047 · $337/mo
• Projected year-2 tax: $4,047 · $337/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $20,639
• − Mortgage interest: −$8,122
• − Property taxes: −$4,047
• − Insurance: −$725
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$4,218
• Taxable income: $224
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $2,354/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: Clifton ISD
• NCES district ID: 4814400
• Math proficiency: 42% ▬ 0.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $48,298
• Composite: 37.64/100
• National rank: #4376
• State rank: #284 of 826 in TX

Livability — Clifton

• Score: 71/100
• State rank: #284
• US rank: #6591

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clifton, TX
• Population (ZIP): 7,483

Population outlook (Bosque County) Hauer SSP2

• Today (2025): 17,405 people
• By 2030: 16,953 · -2.6%
• By 2040: 16,014 · -8.0%
• By 2050: 15,116 · -13.2%
• By 2075: 13,468 · -22.6%
• By 2100: 11,147 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 20% Two or more races 15% Asian 1%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Portuguese 4% Serbian 2% Romanian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 83% English-only · Spanish 15% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Bosque

• 2024 margin: Solid R (+67.3) · D 15.9% · R 83.3%
• 2008→2024 swing: -15.5pp toward R · 2008: -51.9pp · 2024: -67.3pp
• All cycles: 2024: R+67.3 2020: R+64.7 2016: R+64.7 2012: R+61.4 2008: R+51.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.63%
• Current HPI: 214.2664
• 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

-3.3% since first listed

10 events — show timeline

• 2025-12-02 Listed $145,000 NTREIS
• 2025-08-31 Listing Removed — NTREIS
• 2025-02-25 Listed $149,900 NTREIS
• 2025-01-22 Listing Removed — NTREIS
• 2024-08-20 Price Changed $149,900 NTREIS
• 2024-07-22 Listed $175,000 NTREIS
• 2024-02-05 Listing Removed — NTREIS
• 2023-04-21 Sold (Public Records) — Public Records
• 2023-04-04 Listed $150,000 NTREIS
• 1999-06-28 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $4,047 · +10.3% YoY. Source: county tax records.