62 Huisache · Fort Clark Springs, TX 78832

$80,000

1 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 290 Days on market

Built 1990 $80/sqft · 24% below area Est $105k · 24% under $205/mo HOA · 24% of rent ↓ 30% 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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Appreciation +7.8/10.0
• 1% rule +5.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

This home has a main house, garage with an attached apartment, carport, RV covered parking spot, with a large storage building. This property is perfect for the DIY owner who wants to improve upon this home, or an investor. There is potential for multiple rental units within this 3-lot property. Contact us today to view this property!

Key facts

• Attached apartment
• 3-lot property
• 2 garage spots

Tags

• ATTACHED APARTMENT
• RV COVERED PARKING SPOT
• LARGE STORAGE BUILDING
• MULTIPLE RENTAL UNITS
• 3-LOT PROPERTY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $-81 ($-967/yr) — negative.
• To cash-flow at today's rent, offer at most $66k (17.8% below list).
• Meets the 1% rule at list price ($854 rent vs $80k).
• Recommended offer: $66k (17.8% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 3.0% in Fort Clark Springs — 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 69/100 on livability (#409 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Brackett ISD (town): math 34% / reading 52% proficiency, ranked #363 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 68 active listings in the ZIP; 2 units permitted in Kinney County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($553 loan paydown + $5k appreciation (5.7% local appreciation)).
• At projected returns (5.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, 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 290 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,764 (17.8% 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. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.07% ✓
• Cap rate: 5.08%
• Cash-on-cash: -4.32%
• DSCR: 0.81
• GRM: 7.8

CMA / ARV

• ARV (median comp): $105,199
• List price: $80,000
• Delta: -23.95%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Walnut	0.16mi	2/2.0 (+1)	1,008 (+1%)	1mo	$97,500	$97	81

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.74×
• Total profit: $16,598
• Equity at exit: $48,691

10-year hold

• IRR: 12.3%
• Equity multiple: 3.39×
• Total profit: $53,542
• Equity at exit: $86,950

Cash invested: $22,400 (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 78832

• Home prices YoY: 5.0%
• Active inventory: 68
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $854 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$97 /mo · $1,169/yr
• Insurance: −$33
• HOA: −$205
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $-81

Break-even live

Break-even rent $956

Max offer price $65,764

Occupancy floor —

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $205 · $2,460/yr

Listing history 2 events

1. 2026-01-17
   price $80,000 336-char remark

   Show marketing remark (336 chars)

   This home has a main house, garage with an attached apartment, carport, RV covered parking spot, with a large storage building. This property is perfect for the DIY owner who wants to improve upon this home, or an investor. There is potential for multiple rental units within this 3-lot property. Contact us today to view this property!

2. 2025-08-09
   listed $115,000 Active 336-char remark

   Show marketing remark (336 chars)

   This home has a main house, garage with an attached apartment, carport, RV covered parking spot, with a large storage building. This property is perfect for the DIY owner who wants to improve upon this home, or an investor. There is potential for multiple rental units within this 3-lot property. Contact us today to view this property!

ⓘ 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: $1,169 · $97/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$295/yr (+$25/mo · 25.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥107°F today · 17 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: $10,249
• − Mortgage interest: −$4,481
• − Property taxes: −$1,169
• − Insurance: −$400
• − Repairs & maintenance: −$820
• − Management: −$820
• − HOA: −$2,460
• − Depreciation: −$2,327
• Taxable loss: −$2,229
• Est. tax savings @ 24.0%: +$535
• After-tax cash flow: $-432/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: Brackett ISD
• NCES district ID: 4811070
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 52% ▲ 3.00%
• Median HH income: $32,912
• Composite: 35.28/100
• National rank: #4973
• State rank: #363 of 826 in TX

Livability — Fort Clark Springs

• Score: 69/100
• State rank: #409
• US rank: #8467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Clark Springs, TX
• Population (ZIP): 3,140

Population outlook (Kinney County) Hauer SSP2

• Today (2025): 3,487 people
• By 2030: 3,434 · -1.5%
• By 2040: 3,396 · -2.6%
• By 2050: 3,458 · -0.8%
• By 2075: 3,472 · -0.4%
• By 2100: 2,845 · -18.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (53%)
• Race & ethnicity: Hispanic / Latino 53% White 45% Two or more races 18% Native American 3%
• Hispanic origin (detail): Mexican 44% Puerto Rican 1%
• Common ancestry: Slovak 2% Portuguese 1% Italian 1%
• Foreign-born: 12% · Canada
• Languages at home: 58% English-only · Spanish 42%

Political lean MEDSL · Kinney

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -32.9pp toward R · 2008: -17.7pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+43.5 2016: R+33.6 2012: R+25.1 2008: R+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.68%
• Current HPI: 119.7891
• 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

-30.4% since first listed

2 events — show timeline

• 2026-01-17 Price Changed $80,000 DRBORMLS
• 2025-08-09 Listed $115,000 DRBORMLS

Property tax history

+3.9%/yr

Latest (2025): $1,169 · +9.5% YoY. Source: county tax records.