605 S McLean St · Clarendon, TX 79226

$175,000

3 bd · 1.0 ba · 1,450 sqft · SingleFamily public records · 40 Days on market

Built 1990

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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).

• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Cash flow +6.2/30.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.5/10.0

Listing remarks MLS

This charming 3-bedroom, 2-bathroom home is located in the heart of Clarendon, conveniently close to schools. Move-in ready, it boasts a spacious living area with newer flooring, perfect for gatherings. The kitchen has lots of cabinet space and updated countertops, and flooring. 3 Spacious bedrooms, hall bathroom has been completely remodeled with flooring, tile shower, and new fixtures. Enjoy the big backyard, ideal for outdoor activities and relaxation. This home offers comfort, convenience, and modern living in a prime location.

Key facts

• Open-concept home
• Spacious living area
• Large kitchen

Tags

• OPEN-CONCEPT HOME
• SPACIOUS LIVING AREA
• LARGE KITCHEN
• AMPLE CABINET SPACE
• NEWLY RENOVATED GUEST BATH
• LUXURIOUS SOAKING TUB

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-321 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (32.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (32.4% below list).
• Recommended offer: $118k (32.4% below list) — sets the bar for cash-flow.

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 $8k of equity ($1k loan paydown + $6k 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 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $118,270 (32.4% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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: 0.68% ✗
• Cap rate: 4.09%
• Cash-on-cash: -7.86%
• DSCR: 0.65
• GRM: 12.3

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: 2.3%
• Equity multiple: 1.14×
• Total profit: $6,839
• Equity at exit: $85,246

10-year hold

• IRR: 5.7%
• Equity multiple: 1.93×
• Total profit: $45,680
• Equity at exit: $136,719

Cash invested: $49,000 (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: 12.3×

Monthly cashflow live

• Estimated rent: $1,183 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$265 /mo · $3,179/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-321

Break-even live

Break-even rent $1,589

Max offer price $118,270

Occupancy floor —

Sensitivity live

Price	-10% $-222	-5% $-272	+0% $-321	+5% $-371	+10% $-420
Rent	-10% $-415	-5% $-368	+0% $-321	+5% $-274	+10% $-228
Rate	-1.0pp $-233	-0.5pp $-277	base $-321	+0.5pp $-366	+1.0pp $-413

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $175,000 Active 40 DOM
2. 2026-06-21
   days on market $175,000 Active 39 DOM
3. 2026-06-18
   days on market $175,000 Active 37 DOM
4. 2026-06-17
   days on market $175,000 Active 36 DOM
5. 2026-06-16
   days on market $175,000 Active 35 DOM
6. 2026-06-15
   days on market $175,000 Active 34 DOM
7. 2026-06-13
   days on market $175,000 Active 32 DOM
8. 2026-06-12
   days on market $175,000 Active 31 DOM
9. 2026-06-09
   days on market $175,000 Active 28 DOM
10. 2026-06-08
    days on market $175,000 Active 27 DOM
11. 2026-06-08
    days on market $175,000 Active 26 DOM
12. 2026-06-07
    days on market $175,000 Active 25 DOM
13. 2026-06-03
    days on market $175,000 Active 22 DOM
14. 2026-06-02
    days on market $175,000 Active 21 DOM
15. 2026-06-01
    days on market $175,000 Active 20 DOM
16. 2026-05-31
    days on market $175,000 Active 19 DOM
17. 2026-05-13
    price $175,000 632-char remark
18. 2026-05-12
    listed $190,000 Active 632-char remark
19. 2024-04-26
    soldstatus Closed 537-char remark

    Show marketing remark (537 chars)

    This charming 3-bedroom, 2-bathroom home is located in the heart of Clarendon, conveniently close to schools. Move-in ready, it boasts a spacious living area with newer flooring, perfect for gatherings. The kitchen has lots of cabinet space and updated countertops, and flooring. 3 Spacious bedrooms, hall bathroom has been completely remodeled with flooring, tile shower, and new fixtures. Enjoy the big backyard, ideal for outdoor activities and relaxation. This home offers comfort, convenience, and modern living in a prime location.

20. 2024-04-26
    soldstatus

    Show marketing remark (537 chars)

    This charming 3-bedroom, 2-bathroom home is located in the heart of Clarendon, conveniently close to schools. Move-in ready, it boasts a spacious living area with newer flooring, perfect for gatherings. The kitchen has lots of cabinet space and updated countertops, and flooring. 3 Spacious bedrooms, hall bathroom has been completely remodeled with flooring, tile shower, and new fixtures. Enjoy the big backyard, ideal for outdoor activities and relaxation. This home offers comfort, convenience, and modern living in a prime location.

21. 2024-04-04
    status Pending 537-char remark

    Show marketing remark (537 chars)

    This charming 3-bedroom, 2-bathroom home is located in the heart of Clarendon, conveniently close to schools. Move-in ready, it boasts a spacious living area with newer flooring, perfect for gatherings. The kitchen has lots of cabinet space and updated countertops, and flooring. 3 Spacious bedrooms, hall bathroom has been completely remodeled with flooring, tile shower, and new fixtures. Enjoy the big backyard, ideal for outdoor activities and relaxation. This home offers comfort, convenience, and modern living in a prime location.

22. 2024-03-25
    historical Active Under Contract 537-char remark

    Show marketing remark (537 chars)

    This charming 3-bedroom, 2-bathroom home is located in the heart of Clarendon, conveniently close to schools. Move-in ready, it boasts a spacious living area with newer flooring, perfect for gatherings. The kitchen has lots of cabinet space and updated countertops, and flooring. 3 Spacious bedrooms, hall bathroom has been completely remodeled with flooring, tile shower, and new fixtures. Enjoy the big backyard, ideal for outdoor activities and relaxation. This home offers comfort, convenience, and modern living in a prime location.

23. 2024-03-13
    listed $142,000 Active 537-char remark

    Show marketing remark (537 chars)

    This charming 3-bedroom, 2-bathroom home is located in the heart of Clarendon, conveniently close to schools. Move-in ready, it boasts a spacious living area with newer flooring, perfect for gatherings. The kitchen has lots of cabinet space and updated countertops, and flooring. 3 Spacious bedrooms, hall bathroom has been completely remodeled with flooring, tile shower, and new fixtures. Enjoy the big backyard, ideal for outdoor activities and relaxation. This home offers comfort, convenience, and modern living in a prime location.

24. 2010-01-22
    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: $3,179 · $265/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$23/yr (+$2/mo · 0.7%)

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $14,194
• − Mortgage interest: −$9,803
• − Property taxes: −$3,179
• − Insurance: −$875
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$5,091
• Taxable loss: −$7,025
• Est. tax savings @ 24.0%: +$1,686
• After-tax cash flow: $-2,168/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

+23.2% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $175,000 FSBO.com
• 2026-05-12 Listed $190,000 FSBO.com
• 2024-04-26 Sold (Public Records) — Public Records
• 2024-04-26 Sold (MLS) — AARMLS
• 2024-04-04 Pending — AARMLS
• 2024-03-25 Contingent — AARMLS
• 2024-03-13 Listed $142,000 AARMLS
• 2010-01-22 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,179 · +18.8% YoY. Source: county tax records.