1108 Hawley St · Clarendon, TX 79226

$180,000

3 bd · 1.0 ba · 1,858 sqft · SingleFamily public records · 17 Days on market

Built 2004 0.32 ac lot $97/sqft · 12% below area Est $204k · 12% under ↓ 3% since listing

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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 +12.9/15.0
• Appreciation +6.8/10.0
• Cash flow +6.1/30.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.5/10.0

Listing remarks

Discover this well-maintained 3-bedroom, 2-bathroom home in Clarendon, sitting on two spacious lots and located just about 60 miles from Amarillo. This property features an inviting layout with a nice living area, a spacious kitchen, and well-sized bedrooms. The home is currently on a well, but city water is available if desired. An enclosed carport provides added convenience and protection, and the large yard offers plenty of room to enjoy the outdoors. Close to shopping and the museum, you can also enjoy beautiful sunrises and sunsets right from the back patio. A great opportunity in a quiet small-town and 57 MILES FROM AMARILLO, TX, AND THE PROJECT MATADOR AI DATA CENTER AND 30 MINUTES F

Key facts

• Two spacious lots
• Enclosed carport
• Large yard

Tags

• TWO SPACIOUS LOTS
• ENCLOSED CARPORT
• LARGE YARD
• BACK PATIO

Property features AI

Exterior

• Parking: Carport
• Utilities: Private well water; Public sewer
• Home design: Single family residence; One story
• Construction: Brick construction; Metal roof; Slab foundation; Built on 0.32-acre lot
• Exterior features: Wood fencing; Outdoor storage structure

Interior

• Kitchen: Range; Disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Natural Gas); Central air conditioning; Ceiling fans
• Interior features: Disposal; Range; Gas water heater; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-335 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (32.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (31.3% below list).
• Recommended offer: $121k (32.9% 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.
• 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 + $7k 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

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 $120,810 (32.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.69% ✗
• Cap rate: 4.06%
• Cash-on-cash: -7.98%
• DSCR: 0.65
• GRM: 12.1

CMA / ARV

• ARV (median comp): $204,377
• List price: $180,000
• Delta: -9.48%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

3.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.13×
• Total profit: $6,744
• Equity at exit: $87,682

10-year hold

• IRR: 5.6%
• Equity multiple: 1.92×
• Total profit: $46,393
• Equity at exit: $140,625

Cash invested: $50,400 (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 79226

• Home prices YoY: 4.5%
• Active inventory: 50
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$292 /mo · $3,508/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-335

Break-even live

Break-even rent $1,660

Max offer price $120,810

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $180,000 Active 17 DOM
2. 2026-06-17
   days on market $180,000 Active 16 DOM
3. 2026-06-16
   days on market $180,000 Active 15 DOM
4. 2026-06-15
   days on market $180,000 Active 14 DOM
5. 2026-06-13
   days on market $180,000 Active 12 DOM
6. 2026-06-12
   days on market $180,000 Active 11 DOM
7. 2026-06-09
   days on market $180,000 Active 8 DOM
8. 2026-06-08
   days on market $180,000 Active 7 DOM
9. 2026-06-08
   days on market $180,000 Active 6 DOM
10. 2026-06-07
    days on market $180,000 Active 5 DOM
11. 2026-06-03
    days on market $180,000 Active 2 DOM
12. 2026-06-02
    pricedays on marketlisting id $180,000 Active 1 DOM
13. 2026-06-01
    days on market $185,000 Active 38 DOM
14. 2026-05-31
    days on market $185,000 Active 37 DOM
15. 2026-04-24
    listed $185,000 Active 731-char remark
16. 2026-02-16
    price $185,000
17. 2025-03-03
    soldstatus
18. 2012-09-28
    soldstatus
19. 2008-04-03
    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: $3,508 · $292/mo
• Projected year-2 tax: $3,508 · $292/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 · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,829
• − Mortgage interest: −$10,083
• − Property taxes: −$3,508
• − Insurance: −$900
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$5,236
• Taxable loss: −$7,271
• Est. tax savings @ 24.0%: +$1,745
• After-tax cash flow: $-2,276/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

-2.7% since first listed

5 events — show timeline

• 2026-06-01 Listed $180,000 AARMLS
• 2026-02-16 Price Changed $185,000 AARMLS
• 2025-03-03 Sold (Public Records) — Public Records
• 2012-09-28 Sold (Public Records) — Public Records
• 2008-04-03 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,508 · +3.4% YoY. Source: county tax records.