34 Cr 380 · Barksdale, TX 78828

$39,500

2 bd · 1.0 ba · 800 sqft · SingleFamily · 73 Days on market

Built 1955 Poor condition 4,356 sqft lot ↓ 39% 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
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Fixer-upper opportunity in the heart of Barksdale, Texas! This approximately 800 square foot home offers plenty of potential for the right buyer looking to restore or reimagine a property in the Texas Hill Country. The home's age is unknown and it is in need of significant repairs, making it ideal for investors, renovators, or those seeking a project. One of the standout features is the spacious wraparound porch—perfect for enjoying the quiet surroundings and country views once brought back to life. Situated in a small, historic community near the Nueces River, this property offers a peaceful setting with small-town charm. Bring your vision and creativity—this could be your next project or future getaway!

Key facts

• Historic community
• Peaceful setting
• Wraparound porch

Tags

• WRAPAROUND PORCH
• HISTORIC COMMUNITY
• PEACEFUL SETTING
• COUNTRY VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($833 rent vs $40k).
• Recommended offer: $37k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Nueces Canyon CISD (rural): math 40% / reading 50% proficiency, ranked #596 of 1,141 in TX (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($273 loan paydown + $1k appreciation (3.0% local appreciation)).
• Edwards County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($37k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.11% ✓
• Cap rate: 17.99%
• Cash-on-cash: 41.78%
• DSCR: 2.86
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 47.2%
• Equity multiple: 3.65×
• Total profit: $29,297
• Equity at exit: $17,761

10-year hold

• IRR: 46.9%
• Equity multiple: 7.32×
• Total profit: $69,945
• Equity at exit: $27,372

Cash invested: $11,060 (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 78828

• Active inventory: 13
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $833 medium
• Mortgage (P&I): −$207
• Tax est. 1.5%: −$49 /mo · $592/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $385

Break-even live

Break-even rent $346

Max offer price $39,500

Occupancy floor 49%

Sensitivity live

Price	-10% $412	-5% $399	+0% $385	+5% $371	+10% $358
Rent	-10% $319	-5% $352	+0% $385	+5% $418	+10% $451
Rate	-1.0pp $405	-0.5pp $395	base $385	+0.5pp $375	+1.0pp $364

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $39,500 Active 73 DOM
2. 2026-06-18
   days on market $39,500 Active 71 DOM
3. 2026-06-17
   days on market $39,500 Active 70 DOM
4. 2026-06-16
   days on market $39,500 Active 69 DOM
5. 2026-06-15
   days on market $39,500 Active 68 DOM
6. 2026-06-15
   days on market $39,500 Active 67 DOM
7. 2026-06-13
   days on market $39,500 Active 66 DOM
8. 2026-06-12
   days on market $39,500 Active 65 DOM
9. 2026-06-10
   days on market $39,500 Active 62 DOM
10. 2026-06-08
    days on market $39,500 Active 61 DOM
11. 2026-06-08
    days on market $39,500 Active 60 DOM
12. 2026-06-05
    days on market $39,500 Active 58 DOM
13. 2026-06-03
    days on market $39,500 Active 56 DOM
14. 2026-06-02
    days on market $39,500 Active 55 DOM
15. 2026-06-01
    days on market $39,500 Active 54 DOM
16. 2026-05-31
    days on market $39,500 Active 53 DOM
17. 2026-05-05
    price $39,500 726-char remark

    Show marketing remark (726 chars)

    Fixer-upper opportunity in the heart of Barksdale, Texas! This approximately 800 square foot home offers plenty of potential for the right buyer looking to restore or reimagine a property in the Texas Hill Country. The home's age is unknown and it is in need of significant repairs, making it ideal for investors, renovators, or those seeking a project. One of the standout features is the spacious wraparound porch—perfect for enjoying the quiet surroundings and country views once brought back to life. Situated in a small, historic community near the Nueces River, this property offers a peaceful setting with small-town charm. Bring your vision and creativity—this could be your next project or future getaway!

18. 2026-04-08
    listed $65,000 Active 726-char remark

    Show marketing remark (726 chars)

    Fixer-upper opportunity in the heart of Barksdale, Texas! This approximately 800 square foot home offers plenty of potential for the right buyer looking to restore or reimagine a property in the Texas Hill Country. The home's age is unknown and it is in need of significant repairs, making it ideal for investors, renovators, or those seeking a project. One of the standout features is the spacious wraparound porch—perfect for enjoying the quiet surroundings and country views once brought back to life. Situated in a small, historic community near the Nueces River, this property offers a peaceful setting with small-town charm. Bring your vision and creativity—this could be your next project or future getaway!

ⓘ 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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $9,996
• − Mortgage interest: −$2,213
• − Property taxes: −$592
• − Insurance: −$198
• − Repairs & maintenance: −$800
• − Management: −$800
• − Depreciation: −$1,149
• Taxable income: $4,245
• Est. tax owed @ 24.0%: −$1,019
• After-tax cash flow: $3,602/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.

Condition & rehab AI · 4 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including a new roof and siding, to become move-in ready. Significant value can be added through these improvements, making it a great fixer-upper opportunity.

Repairs flagged

• Major roof — Significant rust and damage
• Major exterior siding — Severe weathering
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both New roof — Essential for safety and appearance
• Both Siding repair/replacement — Improves curb appeal and durability
• Both Landscaping and yard work — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant rust and damage	Major	$15,000–50,000
exterior siding · Severe weathering	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both New roof — Essential for safety and appearance ↑
• Both Siding repair/replacement — Improves curb appeal and durability ↑
• Both Landscaping and yard work — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Nueces Canyon CISD
• NCES district ID: 4833240
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $34,273
• Composite: 39.34/100
• National rank: #8162
• State rank: #596 of 1141 in TX

Livability — Barksdale

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Barksdale, TX
• Population (ZIP): 27

Population outlook (Edwards County) Hauer SSP2

• Today (2025): 1,648 people
• By 2030: 1,532 · -7.0%
• By 2040: 1,305 · -20.8%
• By 2050: 1,137 · -31.0%
• By 2075: 836 · -49.3%
• By 2100: 557 · -66.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Languages at home: 44% English-only · Spanish 56%

Political lean MEDSL · Edwards

• 2024 margin: Solid R (+73.2) · D 13.2% · R 86.5%
• 2008→2024 swing: -41.6pp toward R · 2008: -31.6pp · 2024: -73.2pp
• All cycles: 2024: R+73.2 2020: R+68.0 2016: R+41.2 2012: R+46.3 2008: R+31.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-39.2% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $39,500 KVMLS
• 2026-04-08 Listed $65,000 KVMLS