222 Cherry St · Clyde, TX 79510

$135,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 2 Days on market

Built 1947 7,013 sqft lot Est $168k · 19% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLERS!! BRING ALL OFFERS!! BUYERS 1ST YEAR HOME WARRANTY COVERAGE INCLUDED!! Completely updated on a corner lot!! New flooring throughout the house installed in 2017. Open and Updated kitchen with gorgeous slate back splash. Bathroom has nicely tiled shower with a double shower head. Roof, Central heat and air, Plumbing and some electrical was all redone in 2013. Huge fenced back yard with dog run. Property has a storm cellar and a water well. This house is a MUST SEE and is ready for you to call it home!

Key facts

• Portions of plumbing
• Water well
• New water heater

Tags

• UPDATED FLOORING
• NEW WATER HEATER
• PORTIONS OF PLUMBING
• PORTIONS OF ELECTRICAL
• WATER WELL

Property features AI

Finance

• Other: Lot is less than 0.5 acre (approximately 0.1610 acres); Parcel ID R012188
• HOA & community: No association

Exterior

• Parking: Attached garage (1 covered space, 1 garage space)
• Utilities: City water; City sewer; Individual gas meter; Individual water meter; Well
• Home design: Single-family residence; Residential property; Attached property; One story; Located on a corner lot in the Railroad - Clyde subdivision
• Construction: Built in 1947; Wood construction; Pillar/post/pier foundation; Shingle roof
• Exterior features: Wood fencing; Alley access; Asphalt on site; Curbs

Interior

• Kitchen: Built-in gas range; Gas oven
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Interior features: Cable TV available; High-speed internet available; Pantry; One living area; One dining area; Total of 4 rooms; One level
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 11.2% vs local median 3.2% in Clyde — 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 68/100 on livability (#498 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D+, amenities F.
• Clyde CISD (town): math 42% / reading 42% proficiency, ranked #341 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clyde El (366 students, 58% FRL).
• Market conditions: 132 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 11 units permitted in Callahan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Callahan County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.47% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.41%
• DSCR: 1.77
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $167,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Cherry St	0.04mi	3/1.0	1,256 (-0%)	19mo	$39,900	$32	81
504 Oak St	0.28mi	2/1.0 (-1)	1,284 (+2%)	0mo	$129,000	$100	79
741 Cherry Hts	0.14mi	3/2.0	1,244 (-1%)	10mo	$195,000	$157	78
418 Pecan St	0.37mi	3/1.5	1,224 (-3%)	0mo	$99,900	$82	76
201 Pine St	0.12mi	3/2.0	1,280 (+2%)	15mo	$199,000	$155	75
204 Bowie St	0.36mi	3/1.5	1,308 (+4%)	9mo	$80,000	$61	67
402 Private Road 6210	0.24mi	3/2.0	1,357 (+8%)	10mo	$275,000	$203	64
502 Ridgeway St	0.57mi	3/2.0	1,317 (+4%)	3mo	$175,000	$133	59
205 Field St	0.35mi	2/2.0 (-1)	1,107 (-12%)	2mo	$174,900	$158	53
609 Bryant Rd	0.72mi	3/2.0	1,320 (+5%)	9mo	$175,800	$133	47
421 Oak St	0.23mi	2/1.0 (-1)	1,430 (+14%)	18mo	$174,900	$122	47
510 Bryant Rd	0.70mi	3/2.0	1,384 (+10%)	10mo	$169,900	$123	38

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

Projected returns pro-forma

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

5-year hold

• IRR: 8.8%
• Equity multiple: 1.35×
• Total profit: $13,131
• Equity at exit: $20,129

10-year hold

• IRR: 18.1%
• Equity multiple: 2.50×
• Total profit: $56,735
• Equity at exit: $11,672

Cash invested: $37,800 (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 79510

• Home prices YoY: -21.6%
• Active inventory: 132
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,980 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$252 /mo · $3,020/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $548

Break-even live

Break-even rent $1,286

Max offer price $135,000

Occupancy floor 67%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
613 Marlin St Clyde, TX	4.0	1.0	1218	$1,980	$1.63	21d	1	1.19mi

Listing history 3 events

1. 2026-06-19
   days on market $135,000 Active 2 DOM
2. 2026-06-18
   remarks 693-char remark
3. 2026-06-18
   listed $135,000 Active 1 DOM

ⓘ 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: $3,020 · $252/mo
• Projected year-2 tax: $3,020 · $252/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 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $23,760
• − Mortgage interest: −$7,562
• − Property taxes: −$3,020
• − Insurance: −$675
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$3,927
• Taxable income: $4,775
• Est. tax owed @ 24.0%: −$1,146
• After-tax cash flow: $5,435/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: Clyde CISD
• NCES district ID: 4814450
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $46,614
• Composite: 35.84/100
• National rank: #4824
• State rank: #341 of 826 in TX

Livability — Clyde

• Score: 68/100
• State rank: #498
• US rank: #9935

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clyde, TX
• Population (ZIP): 8,135

Population outlook (Callahan County) Hauer SSP2

• Today (2025): 13,664 people
• By 2030: 13,578 · -0.6%
• By 2040: 13,283 · -2.8%
• By 2050: 13,008 · -4.8%
• By 2075: 12,354 · -9.6%
• By 2100: 11,326 · -17.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 13% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 8% Slovak 3% Serbian 3%
• Foreign-born: 1% · China
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 2%

Political lean MEDSL · Callahan

• 2024 margin: Solid R (+77.6) · D 10.9% · R 88.5%
• 2008→2024 swing: -15.9pp toward R · 2008: -61.7pp · 2024: -77.6pp
• All cycles: 2024: R+77.6 2020: R+77.3 2016: R+77.2 2012: R+69.8 2008: R+61.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.42%
• Current HPI: 186.6326
• 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

+513.6% since first listed

23 events — show timeline

• 2026-06-17 Listed $135,000 NTREIS
• 2018-06-28 Sold (Public Records) — Public Records
• 2018-06-22 Sold (MLS) — NTREIS
• 2018-05-01 Pending — NTREIS
• 2018-04-23 Contingent — NTREIS
• 2018-04-08 Price Changed $88,000 NTREIS
• 2018-03-23 Price Changed $91,500 NTREIS
• 2018-02-27 Price Changed $94,900 NTREIS
• 2017-11-22 Price Changed $99,000 NTREIS
• 2017-09-25 Price Changed $105,000 NTREIS
• 2017-09-04 Price Changed $113,500 NTREIS
• 2017-08-08 Price Changed $117,500 NTREIS
• 2017-07-31 Relisted — NTREIS
• 2017-07-28 Listing Removed — NTREIS
• 2017-07-21 Listed $119,500 NTREIS
• 2013-11-27 Sold (Public Records) — Public Records
• 2013-11-21 Sold (MLS) — NTREIS
• 2013-09-27 Listing Removed — NTREIS
• 2013-09-12 Listed $69,750 NTREIS
• 2013-03-05 Sold (Public Records) — Public Records
• 2013-02-28 Sold (MLS) — NTREIS
• 2013-02-23 Listing Removed — NTREIS
• 2012-11-27 Listed $22,000 NTREIS

Property tax history

+17.5%/yr

Latest (2025): $3,020 · +14.3% YoY. Source: county tax records.