418 Pecan St · Clyde, TX 79510

$99,900

3 bd · 1.5 ba · 1,224 sqft · SingleFamily public records · 42 Days on market

Built 1955 0.34 ac lot Est $160k · 38% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

418 Pecan St in Clyde offers a solid opportunity with 3 bedrooms and 1.5 bathrooms, featuring spacious rooms and classic built-ins that add character throughout the home. The layout includes generous living areas and ample storage. Outside, enjoy a large RV carport and a big backyard with plenty of space for parking, projects, or outdoor entertaining. A great option for buyers looking for space, functionality, and potential in an established neighborhood.

Key facts

• Big backyard
• Large rv carport
• Classic built-ins

Tags

• LARGE RV CARPORT
• BIG BACKYARD
• GENEROUS LIVING AREAS
• AMPLE STORAGE
• CLASSIC BUILT-INS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $772 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.98% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.10%
• DSCR: 2.47
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $160,344
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 Pecan St	0.00mi	3/1.5	1,224 (0%)	0mo	$99,900	$82	100
504 Oak St	0.17mi	2/1.0 (-1)	1,284 (+5%)	0mo	$129,000	$100	77
204 Bowie St	0.34mi	3/1.5	1,308 (+7%)	9mo	$80,000	$61	65
201 Pine St	0.27mi	3/2.0	1,280 (+5%)	15mo	$199,000	$155	65
741 Cherry Hts	0.51mi	3/2.0	1,244 (+2%)	10mo	$195,000	$157	63
214 Cherry St	0.38mi	3/1.0	1,256 (+3%)	19mo	$39,900	$32	60
402 Private Road 6210	0.28mi	3/2.0	1,357 (+11%)	10mo	$275,000	$203	59
518 Reeves St	0.33mi	3/1.5	1,296 (+6%)	22mo	$169,900	$131	56
205 Field St	0.68mi	2/2.0 (-1)	1,107 (-10%)	2mo	$174,900	$158	44
811 S 1st St W	0.53mi	3/2.0	1,092 (-11%)	15mo	$127,500	$117	43

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: 28.3%
• Equity multiple: 2.18×
• Total profit: $33,050
• Equity at exit: $14,895

10-year hold

• IRR: 35.8%
• Equity multiple: 4.30×
• Total profit: $92,437
• Equity at exit: $8,638

Cash invested: $27,972 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,980 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$227 /mo · $2,725/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $772

Break-even live

Break-even rent $1,003

Max offer price $99,900

Occupancy floor 56%

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: $24,975
• Closing costs: $2,997
• 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	0.84mi

Listing history 2 events

1. 2026-03-23
   status Pending
2. 2026-02-06
   listed $99,900 Active

ⓘ 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: $2,725 · $227/mo
• Projected year-2 tax: $2,725 · $227/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $23,760
• − Mortgage interest: −$5,596
• − Property taxes: −$2,725
• − Insurance: −$500
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$2,906
• Taxable income: $8,232
• Est. tax owed @ 24.0%: −$1,976
• After-tax cash flow: $7,284/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

2 events — show timeline

• 2026-03-23 Pending — NTREIS
• 2026-02-06 Listed $99,900 NTREIS

Property tax history

+7.7%/yr

Latest (2025): $2,725 · +14.3% YoY. Source: county tax records.