518 Clark · Marlin, TX 76661

$89,900

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 112 Days on market

Built 2017 10,019 sqft lot $70/sqft · 17% above area Est $77k · 17% over ↓ 10% 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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Appreciation +7.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Looking for space and comfort? This 3-bedroom, 1-bath home at 518 Clark Street in Marlin offers 1,292 sq ft of cozy living with carpeted bedrooms and living areas for added comfort. 3 nice size bedrooms with plenty of space. The large fenced backyard is perfect for family gatherings, pets, or relaxing outdoors. Home comes with 3 window units and a wood burning fireplace for heat. Schedule your showing today and see the potential this home has to offer!

Key facts

• Fenced backyard
• 0.23 acre lot
• Garage

Tags

• FENCED BACKYARD
• WOOD BURNING FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 5.7% in Marlin — 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 59/100 on livability (#1,146 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+, housing B+; Watch: schools F, amenities F, commute F.
• Marlin ISD (town): math 21% / reading 22% proficiency, ranked #779 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 122 active listings in the ZIP; 4 units permitted in Falls County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($622 loan paydown + $4k appreciation (4.2% local appreciation)).
• Falls County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.40% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.47%
• DSCR: 1.64
• GRM: 6.0

CMA / ARV

• ARV (median comp): $76,635
• List price: $89,900
• Delta: 17.31%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
518 Clark	0.00mi	3/1.0	1,292 (0%)	0mo	$89,900	$70	100
406 Gift Street St #1	0.21mi	2/1.0 (-1)	1,209 (-6%)	8mo	$65,000	$54	68
704 Clark St	0.17mi	4/1.0 (+1)	1,344 (+4%)	20mo	$165,000	$123	64
911 Chambers St	0.40mi	3/1.0	1,147 (-11%)	7mo	$39,999	$35	57
800 Chambers St	0.32mi	3/1.5	1,428 (+10%)	10mo	$148,900	$104	57
906 Gift St	0.36mi	3/1.5	1,396 (+8%)	22mo	$85,000	$61	50
813 Live Oak Hwy	0.45mi	2/1.0 (-1)	1,116 (-14%)	5mo	$79,000	$71	47
812 Capps St	0.32mi	3/1.0	1,109 (-14%)	22mo	$95,000	$86	43
234 Northridge Ln	0.71mi	3/2.0	1,376 (+6%)	11mo	$68,900	$50	43
812 Wabash St	0.44mi	2/2.0 (-1)	1,102 (-15%)	6mo	$20,000	$18	41

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

Projected returns pro-forma

4.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.43×
• Total profit: $35,909
• Equity at exit: $46,479

10-year hold

• IRR: 23.6%
• Equity multiple: 4.74×
• Total profit: $94,160
• Equity at exit: $76,746

Cash invested: $25,172 (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 76661

• Home prices YoY: 3.4%
• Active inventory: 122
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$179 /mo · $2,145/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $303

Break-even live

Break-even rent $870

Max offer price $89,900

Occupancy floor 71%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-07
   price $89,900 461-char remark

   Show marketing remark (461 chars)

   Looking for space and comfort? This 3-bedroom, 1-bath home at 518 Clark Street in Marlin offers 1,292 sq ft of cozy living with carpeted bedrooms and living areas for added comfort. 3 nice size bedrooms with plenty of space. The large fenced backyard is perfect for family gatherings, pets, or relaxing outdoors. Home comes with 3 window units and a wood burning fireplace for heat. Schedule your showing today and see the potential this home has to offer!

2. 2026-03-16
   price $95,000 461-char remark

   Show marketing remark (461 chars)

   Looking for space and comfort? This 3-bedroom, 1-bath home at 518 Clark Street in Marlin offers 1,292 sq ft of cozy living with carpeted bedrooms and living areas for added comfort. 3 nice size bedrooms with plenty of space. The large fenced backyard is perfect for family gatherings, pets, or relaxing outdoors. Home comes with 3 window units and a wood burning fireplace for heat. Schedule your showing today and see the potential this home has to offer!

3. 2026-03-07
   status Active 461-char remark

   Show marketing remark (461 chars)

   Looking for space and comfort? This 3-bedroom, 1-bath home at 518 Clark Street in Marlin offers 1,292 sq ft of cozy living with carpeted bedrooms and living areas for added comfort. 3 nice size bedrooms with plenty of space. The large fenced backyard is perfect for family gatherings, pets, or relaxing outdoors. Home comes with 3 window units and a wood burning fireplace for heat. Schedule your showing today and see the potential this home has to offer!

4. 2026-03-02
   status Pending 461-char remark

   Show marketing remark (461 chars)

   Looking for space and comfort? This 3-bedroom, 1-bath home at 518 Clark Street in Marlin offers 1,292 sq ft of cozy living with carpeted bedrooms and living areas for added comfort. 3 nice size bedrooms with plenty of space. The large fenced backyard is perfect for family gatherings, pets, or relaxing outdoors. Home comes with 3 window units and a wood burning fireplace for heat. Schedule your showing today and see the potential this home has to offer!

5. 2026-01-28
   listed $99,900 Active 461-char remark

   Show marketing remark (461 chars)

   Looking for space and comfort? This 3-bedroom, 1-bath home at 518 Clark Street in Marlin offers 1,292 sq ft of cozy living with carpeted bedrooms and living areas for added comfort. 3 nice size bedrooms with plenty of space. The large fenced backyard is perfect for family gatherings, pets, or relaxing outdoors. Home comes with 3 window units and a wood burning fireplace for heat. Schedule your showing today and see the potential this home has to offer!

ⓘ 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: $2,145 · $179/mo
• Projected year-2 tax: $2,145 · $179/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $15,054
• − Mortgage interest: −$5,036
• − Property taxes: −$2,145
• − Insurance: −$450
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$2,615
• Taxable income: $2,400
• Est. tax owed @ 24.0%: −$576
• After-tax cash flow: $3,065/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: Marlin ISD
• NCES district ID: 4829130
• Math proficiency: 21% ▲ 2.00%
• Reading proficiency: 22% ▲ 6.00%
• Median HH income: $29,255
• Composite: 17.18/100
• National rank: #9106
• State rank: #779 of 826 in TX

Livability — Marlin

• Score: 59/100
• State rank: #1146
• US rank: #20161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marlin, TX
• Population (ZIP): 7,266

Population outlook (Falls County) Hauer SSP2

• Today (2025): 15,782 people
• By 2030: 15,209 · -3.6%
• By 2040: 14,276 · -9.5%
• By 2050: 13,645 · -13.5%
• By 2075: 13,724 · -13.0%
• By 2100: 13,005 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 35% Hispanic / Latino 30% White 30% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 15%

Political lean MEDSL · Falls

• 2024 margin: Solid R (+44.7) · D 27.3% · R 72.0%
• 2008→2024 swing: -25.0pp toward R · 2008: -19.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+37.1 2016: R+33.6 2012: R+24.4 2008: R+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.17%
• Current HPI: 126.9217
• 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

-10.0% since first listed

5 events — show timeline

• 2026-04-07 Price Changed $89,900 NTREIS
• 2026-03-16 Price Changed $95,000 NTREIS
• 2026-03-07 Relisted — NTREIS
• 2026-03-02 Pending — NTREIS
• 2026-01-28 Listed $99,900 NTREIS

Property tax history

+5.4%/yr

Latest (2025): $2,145 · +8.9% YoY. Source: county tax records.