302 E 6th St · Clarendon, TX 79226

$115,000

2 bd · 1.0 ba · 1,511 sqft · SingleFamily · 97 Days on market

Built 1900 Fair condition $76/sqft · 44% below area Est $205k · 44% under ↓ 15% 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).

• Cash flow +16.3/30.0
• ARV discount +15.0/15.0
• Appreciation +6.8/10.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Charming and full of character, this 2-bedroom, 1-bath home built in 1900 offers timeless appeal and classic craftsmanship. This two-bedroom, one-bath residence showcases original hardwood floors, detailed woodwork, and solid construction built to last with a full basement offering additional space. Carefully maintained over the years, this home offers a warm and inviting feel that's often missing in newer construction. If you appreciate character, durability, and a home with a story, this one is truly special.

Key facts

• Solid construction
• Detailed woodwork
• Full basement

Tags

• ORIGINAL HARDWOOD FLOORS
• DETAILED WOODWORK
• FULL BASEMENT
• SOLID CONSTRUCTION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $64 ($770/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (5.5% below list).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

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 $5k of equity ($795 loan paydown + $4k 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.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% 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 1900 — 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. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $204,581
• List price: $115,000
• Delta: -43.79%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.5%
• Equity multiple: 1.68×
• Total profit: $22,007
• Equity at exit: $56,019

10-year hold

• IRR: 13.3%
• Equity multiple: 3.10×
• Total profit: $67,780
• Equity at exit: $89,844

Cash invested: $32,200 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $64

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 89%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $115,000 Active 97 DOM
2. 2026-06-17
   days on market $115,000 Active 96 DOM
3. 2026-06-16
   days on market $115,000 Active 95 DOM
4. 2026-06-15
   days on market $115,000 Active 94 DOM
5. 2026-06-13
   days on market $115,000 Active 92 DOM
6. 2026-06-12
   days on market $115,000 Active 91 DOM
7. 2026-06-09
   days on market $115,000 Active 88 DOM
8. 2026-06-08
   days on market $115,000 Active 87 DOM
9. 2026-06-08
   days on market $115,000 Active 86 DOM
10. 2026-06-07
    days on market $115,000 Active 85 DOM
11. 2026-06-03
    days on market $115,000 Active 82 DOM
12. 2026-06-02
    days on market $115,000 Active 81 DOM
13. 2026-06-01
    days on market $115,000 Active 80 DOM
14. 2026-05-31
    days on market $115,000 Active 79 DOM
15. 2026-03-11
    listed $115,000 Active 516-char remark

    Show marketing remark (516 chars)

    Charming and full of character, this 2-bedroom, 1-bath home built in 1900 offers timeless appeal and classic craftsmanship. This two-bedroom, one-bath residence showcases original hardwood floors, detailed woodwork, and solid construction built to last with a full basement offering additional space. Carefully maintained over the years, this home offers a warm and inviting feel that's often missing in newer construction. If you appreciate character, durability, and a home with a story, this one is truly special.

16. 2025-12-26
    price $135,000

ⓘ 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 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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: $13,047
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$3,345
• Taxable loss: −$1,128
• Est. tax savings @ 24.0%: +$271
• After-tax cash flow: $1,041/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 · 12 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 1-bath home built in 1900 has fair condition with some repairs and maintenance needed. Upgrading the exterior, interior, kitchen, and bathroom would significantly increase its value.

Repairs flagged

• Minor exterior siding — Some discoloration
• Minor interior walls — Painted walls with some wear
• Minor kitchen cabinets — Dated cabinets
• Minor bathroom fixtures — Dated fixtures

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Both Replace carpet — Improves living space and rental value
• Both Upgrade kitchen cabinets — Modernizes kitchen and improves resale value
• Both Upgrade bathroom fixtures — Enhances bathroom functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Some discoloration	Minor	$500–3,000
interior walls · Painted walls with some wear	Minor	$500–3,000
kitchen cabinets · Dated cabinets	Minor	$500–3,000
bathroom fixtures · Dated fixtures	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Both Replace carpet — Improves living space and rental value ↑
• Both Upgrade kitchen cabinets — Modernizes kitchen and improves resale value ↑
• Both Upgrade bathroom fixtures — Enhances bathroom functionality and appeal ↑

ⓘ 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: 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

-14.8% since first listed

2 events — show timeline

• 2026-03-11 Listed $115,000 AARMLS
• 2025-12-26 Price Changed $135,000 AARMLS