507 Clark Ave · Stinnett, TX 79083

$70,000

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 118 Days on market

Built 1950 7,750 sqft lot ↓ 16% 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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Appreciation +5.6/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a Fannie Mae HomePath property. Updated with new central heat and air, new flooring, and new kitchen appliances and cabinets. Fresh interior and exterior paint. The main bathroom, located between two bedrooms, has an electric water heater. One-car attached garage with garage door opener. Large fenced backyard. This one will not disappoint. First-time buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

Key facts

• Central heat and air
• New flooring
• New kitchen cabinets

Tags

• CENTRAL HEAT AND AIR
• NEW FLOORING
• NEW KITCHEN APPLIANCES
• NEW KITCHEN CABINETS
• ELECTRIC WATER HEATER
• LARGE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($835 rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#556 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, employment C-, amenities F.
• Plemons-Stinnett-Phillips CISD (rural): math 38% / reading 44% proficiency, ranked #377 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 2 units permitted in Hutchinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($484 loan paydown + $879 appreciation (1.3% local appreciation)).
• At projected returns (1.3% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.19% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.70×
• Total profit: $13,660
• Equity at exit: $24,831

10-year hold

• IRR: 16.8%
• Equity multiple: 3.09×
• Total profit: $40,935
• Equity at exit: $33,734

Cash invested: $19,600 (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 79083

• Home prices YoY: 1.1%
• Active inventory: 14
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $835 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $180

Break-even live

Break-even rent $607

Max offer price $70,000

Occupancy floor 73%

Sensitivity live

Price	-10% $220	-5% $200	+0% $180	+5% $160	+10% $140
Rent	-10% $114	-5% $147	+0% $180	+5% $213	+10% $246
Rate	-1.0pp $215	-0.5pp $198	base $180	+0.5pp $162	+1.0pp $143

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $70,000 Active 118 DOM
2. 2026-06-17
   days on market $70,000 Active 117 DOM
3. 2026-06-16
   days on market $70,000 Active 116 DOM
4. 2026-06-15
   days on market $70,000 Active 115 DOM
5. 2026-06-15
   days on market $70,000 Active 114 DOM
6. 2026-06-13
   days on market $70,000 Active 113 DOM
7. 2026-06-12
   days on market $70,000 Active 112 DOM
8. 2026-06-09
   days on market $70,000 Active 109 DOM
9. 2026-06-08
   days on market $70,000 Active 108 DOM
10. 2026-06-08
    days on market $70,000 Active 107 DOM
11. 2026-06-05
    days on market $70,000 Active 105 DOM
12. 2026-06-03
    days on market $70,000 Active 103 DOM
13. 2026-06-02
    days on market $70,000 Active 102 DOM
14. 2026-06-01
    days on market $70,000 Active 101 DOM
15. 2026-05-31
    days on market $70,000 Active 100 DOM
16. 2026-05-14
    price $80,000 559-char remark

    Show marketing remark (559 chars)

    This is a Fannie Mae HomePath property. Updated with new central heat and air, new flooring, and new kitchen appliances and cabinets. Fresh interior and exterior paint. The main bathroom, located between two bedrooms, has an electric water heater. One-car attached garage with garage door opener. Large fenced backyard. This one will not disappoint. First-time buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

17. 2026-04-13
    price $82,500 559-char remark

    Show marketing remark (559 chars)

    This is a Fannie Mae HomePath property. Updated with new central heat and air, new flooring, and new kitchen appliances and cabinets. Fresh interior and exterior paint. The main bathroom, located between two bedrooms, has an electric water heater. One-car attached garage with garage door opener. Large fenced backyard. This one will not disappoint. First-time buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

18. 2026-03-16
    price $85,000 559-char remark

    Show marketing remark (559 chars)

    This is a Fannie Mae HomePath property. Updated with new central heat and air, new flooring, and new kitchen appliances and cabinets. Fresh interior and exterior paint. The main bathroom, located between two bedrooms, has an electric water heater. One-car attached garage with garage door opener. Large fenced backyard. This one will not disappoint. First-time buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

19. 2026-02-20
    listed $95,000 Active 559-char remark

    Show marketing remark (559 chars)

    This is a Fannie Mae HomePath property. Updated with new central heat and air, new flooring, and new kitchen appliances and cabinets. Fresh interior and exterior paint. The main bathroom, located between two bedrooms, has an electric water heater. One-car attached garage with garage door opener. Large fenced backyard. This one will not disappoint. First-time buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

20. 2007-09-07
    soldstatus
21. 2006-04-24
    soldstatus
22. 2006-03-16
    soldstatus
23. 1993-05-10
    soldstatus
24. 1986-06-18
    soldstatus
25. 1985-08-05
    soldstatus
26. 1983-11-16
    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: $1,004 · $84/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$277/yr (+$23/mo · 27.6%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,023
• − Mortgage interest: −$3,921
• − Property taxes: −$1,004
• − Insurance: −$350
• − Repairs & maintenance: −$802
• − Management: −$802
• − Depreciation: −$2,036
• Taxable income: $1,108
• Est. tax owed @ 24.0%: −$266
• After-tax cash flow: $1,894/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: Plemons-Stinnett-Phillips CISD
• NCES district ID: 4841580
• Math proficiency: 38% ▼ -15.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $46,689
• Composite: 34.99/100
• National rank: #5053
• State rank: #377 of 826 in TX

Livability — Stinnett

• Score: 67/100
• State rank: #556
• US rank: #10725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stinnett, TX
• Population (ZIP): 1,776

Population outlook (Hutchinson County) Hauer SSP2

• Today (2025): 21,274 people
• By 2030: 21,089 · -0.9%
• By 2040: 20,938 · -1.6%
• By 2050: 20,999 · -1.3%
• By 2075: 21,433 · +0.7%
• By 2100: 21,243 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 16% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 1%
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Hutchinson

• 2024 margin: Solid R (+77.2) · D 11.1% · R 88.2%
• 2008→2024 swing: -8.2pp toward R · 2008: -68.9pp · 2024: -77.2pp
• All cycles: 2024: R+77.2 2020: R+76.6 2016: R+76.1 2012: R+72.7 2008: R+68.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.26%
• Current HPI: 115.2223
• 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

-15.8% since first listed

11 events — show timeline

• 2026-05-14 Price Changed $80,000 AARMLS
• 2026-04-13 Price Changed $82,500 AARMLS
• 2026-03-16 Price Changed $85,000 AARMLS
• 2026-02-20 Listed $95,000 AARMLS
• 2007-09-07 Sold (Public Records) — Public Records
• 2006-04-24 Sold (Public Records) — Public Records
• 2006-03-16 Sold (Public Records) — Public Records
• 1993-05-10 Sold (Public Records) — Public Records
• 1986-06-18 Sold (Public Records) — Public Records
• 1985-08-05 Sold (Public Records) — Public Records
• 1983-11-16 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,004 · -0.5% YoY. Source: county tax records.