113-115 Clubhouse Dr Dr · Borger, TX 79007

$47,500

2 bd · 1.0 ba · 1,122 sqft · SingleFamily public records · 57 Days on market

$42/sqft · 14% above area Est $42k · 14% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bed 2 Bath New Roof, Great Investment Property, Comes With Most Material To Finish Inside, Has An Attic For Storage/Small Loft, Lots Of Shade Trees, Front Porch Great For Swing, Back Porch Great For Get Togethers/BBQ'S Garage, And Extra Lot , Great View For Fire Works!!

Key facts

• Extra lot
• Front porch
• Back porch

Tags

• NEW ROOF
• ATTIC FOR STORAGE
• FRONT PORCH
• BACK PORCH
• EXTRA LOT
• GREAT VIEW

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($750 rent vs $48k).
• Recommended offer: $46k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#268 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools D, employment D.
• Borger ISD (town): math 43% / reading 41% proficiency, ranked #348 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 88 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in Hutchinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $328 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $46,075 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.58% ✓
• Cap rate: 12.88%
• Cash-on-cash: 23.51%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (median comp): $41,772
• List price: $47,500
• Delta: 13.71%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.6%
• Equity multiple: 1.67×
• Total profit: $8,911
• Equity at exit: $7,082

10-year hold

• IRR: 25.2%
• Equity multiple: 3.19×
• Total profit: $29,182
• Equity at exit: $4,107

Cash invested: $13,300 (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 79007

• Active inventory: 88
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $750 medium
• Mortgage (P&I): −$249
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $261

Break-even live

Break-even rent $420

Max offer price $47,500

Occupancy floor 60%

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 Boyd St Unit NP-706-D Borger, TX	2.0	1.0	850	$750	$0.88	14d	1	0.83mi

Listing history 19 events

1. 2026-06-18
   days on market $47,500 Active 57 DOM
2. 2026-06-17
   days on market $47,500 Active 56 DOM
3. 2026-06-16
   days on market $47,500 Active 55 DOM
4. 2026-06-15
   days on market $47,500 Active 54 DOM
5. 2026-06-13
   days on market $47,500 Active 52 DOM
6. 2026-06-12
   days on market $47,500 Active 51 DOM
7. 2026-06-09
   days on market $47,500 Active 48 DOM
8. 2026-06-08
   days on market $47,500 Active 47 DOM
9. 2026-06-08
   days on market $47,500 Active 46 DOM
10. 2026-06-05
    days on market $47,500 Active 44 DOM
11. 2026-06-03
    days on market $47,500 Active 42 DOM
12. 2026-06-02
    days on market $47,500 Active 41 DOM
13. 2026-06-01
    days on market $47,500 Active 40 DOM
14. 2026-05-31
    days on market $47,500 Active 39 DOM
15. 2026-04-22
    listed $47,500 Active 272-char remark

    Show marketing remark (272 chars)

    2 Bed 2 Bath New Roof, Great Investment Property, Comes With Most Material To Finish Inside, Has An Attic For Storage/Small Loft, Lots Of Shade Trees, Front Porch Great For Swing, Back Porch Great For Get Togethers/BBQ'S Garage, And Extra Lot , Great View For Fire Works!!

16. 2005-02-21
    soldstatus
17. 2002-06-04
    soldstatus
18. 2001-06-01
    soldstatus
19. 1999-11-19
    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: $757 · $63/mo
• Projected year-2 tax: $869 · $72/mo
• Expected delta: +$112/yr (+$9/mo · 14.8%)

ⓘ 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 · 19 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: $9,000
• − Mortgage interest: −$2,661
• − Property taxes: −$757
• − Insurance: −$238
• − Repairs & maintenance: −$720
• − Management: −$720
• − Depreciation: −$1,382
• Taxable income: $2,523
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $2,521/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: Borger ISD
• NCES district ID: 4810890
• Math proficiency: 43% ▼ -4.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $44,714
• Composite: 35.66/100
• National rank: #4879
• State rank: #348 of 826 in TX

Livability — Borger

• Score: 72/100
• State rank: #268
• US rank: #6266

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,927

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 32% Two or more races 19% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 79% English-only · Spanish 20%

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: ▼ -76.35%
• Current HPI: 114.1111
• 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

5 events — show timeline

• 2026-04-22 Listed $47,500 PBOR
• 2005-02-21 Sold (Public Records) — Public Records
• 2002-06-04 Sold (Public Records) — Public Records
• 2001-06-01 Sold (Public Records) — Public Records
• 1999-11-19 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $757 · +34.6% YoY. Source: county tax records.