5366 Farm Road 2573 · Clarksville, TX 75426

$99,900

3 bd · 2.0 ba · 2,230 sqft · SingleFamily · 128 Days on market

Built 1930 Fair condition 1.28 ac lot ↓ 9% 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 +28.5/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Welcome to 5366 Farm Road 2573 Clarksville, TX 75426. This charming 3-bedroom, 2-bath country-style home is situated on a desirable corner lot, this property spans 1.28 acres and occupies nearly half a block, offering space, privacy, and endless possibilities. From the moment you arrive, you’ll appreciate the home’s inviting character and timeless charm. With room to spread out, enjoy outdoor living, or add your own personal touches, this property offers the perfect blend of small-town comfort and country appeal.

Key facts

• 1.28 acres
• Corner lot
• Outdoor living

Tags

• CORNER LOT
• 1.28 ACRES
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 6.1% in Clarksville — 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 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.
• Detroit ISD (rural): math 49% / reading 38% proficiency, ranked #306 of 826 in TX (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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 $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% 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 1930 — 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. 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?
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: 1.29% ✓
• Cap rate: 10.21%
• Cash-on-cash: 14.01%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 3.69×
• Total profit: $75,221
• Equity at exit: $89,998

10-year hold

• IRR: 29.8%
• Equity multiple: 8.34×
• Total profit: $205,201
• Equity at exit: $194,084

Cash invested: $27,972 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $326

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 70%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $99,900 Active 128 DOM
2. 2026-06-17
   days on market $99,900 Active 127 DOM
3. 2026-06-16
   days on market $99,900 Active 126 DOM
4. 2026-06-15
   days on market $99,900 Active 125 DOM
5. 2026-06-13
   days on market $99,900 Active 123 DOM
6. 2026-06-12
   days on market $99,900 Active 122 DOM
7. 2026-06-09
   days on market $99,900 Active 119 DOM
8. 2026-06-08
   days on market $99,900 Active 118 DOM
9. 2026-06-08
   days on market $99,900 Active 117 DOM
10. 2026-06-07
    days on market $99,900 Active 116 DOM
11. 2026-06-03
    days on market $99,900 Active 113 DOM
12. 2026-06-02
    days on market $99,900 Active 112 DOM
13. 2026-06-01
    days on market $99,900 Active 111 DOM
14. 2026-05-31
    days on market $99,900 Active 110 DOM
15. 2026-05-13
    price $99,900 530-char remark

    Show marketing remark (530 chars)

    Welcome to 5366 Farm Road 2573 Clarksville, TX 75426. This charming 3-bedroom, 2-bath country-style home is situated on a desirable corner lot, this property spans 1.28 acres and occupies nearly half a block, offering space, privacy, and endless possibilities. From the moment you arrive, you’ll appreciate the home’s inviting character and timeless charm. With room to spread out, enjoy outdoor living, or add your own personal touches, this property offers the perfect blend of small-town comfort and country appeal.

16. 2026-02-10
    listed $109,900 Active 530-char remark

    Show marketing remark (530 chars)

    Welcome to 5366 Farm Road 2573 Clarksville, TX 75426. This charming 3-bedroom, 2-bath country-style home is situated on a desirable corner lot, this property spans 1.28 acres and occupies nearly half a block, offering space, privacy, and endless possibilities. From the moment you arrive, you’ll appreciate the home’s inviting character and timeless charm. With room to spread out, enjoy outdoor living, or add your own personal touches, this property offers the perfect blend of small-town comfort and country appeal.

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $15,446
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$2,906
• Taxable income: $2,475
• Est. tax owed @ 24.0%: −$594
• After-tax cash flow: $3,324/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 · 1 photo

Fair 45/100 Moderate rehab

This charming 3-bedroom, 2-bath home requires moderate renovations to improve its exterior and interior condition, enhancing its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major flooring — Worn and uneven
• Major interior walls/paint — Painted walls show wear

Value-add opportunities

• Both Landscaping and exterior painting — Enhances curb appeal and property value
• Both Flooring replacement — Improves living space and resale value
• Both Interior painting — Enhances interior appearance and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
flooring · Worn and uneven	Major	$15,000–50,000
interior walls/paint · Painted walls show wear	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Landscaping and exterior painting — Enhances curb appeal and property value ↑
• Both Flooring replacement — Improves living space and resale value ↑
• Both Interior painting — Enhances interior appearance and resale 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: Detroit ISD
• NCES district ID: 4816890
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $43,493
• Composite: 36.83/100
• National rank: #4561
• State rank: #306 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

• 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

-9.1% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $99,900 NTREIS
• 2026-02-10 Listed $109,900 NTREIS