509 Rusk St · Clyde, TX 79510

$59,900

3 bd · 2.0 ba · 2,016 sqft · Manufactured public records · 34 Days on market

Built 1981 0.35 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Key facts

• 0.35 acre lot
• 2 parking spots
• Built 1981

Property features AI

Finance

• Other: Property listed for sale; Possession at closing/funding
• Financial info: Listing terms: Cash or Conventional; No second mortgage
• HOA & community: No association

Exterior

• Parking: Covered carport with 2 spaces
• Utilities: City water; City sewer; Cable available
• Home design: Single-family residence; Residential property; Single story
• Construction: Built in 1981; Metal siding; Metal roof; Pillar/post/pier foundation
• Exterior features: Wood fencing; Lot less than 0.5 acre (about 0.35 acre)

Interior

• Kitchen: Dishwasher; Garbage disposal; Electric cooktop; Double oven
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fan(s); Wall/window unit(s)
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; One level (single story)
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $721 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.7% 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; 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 $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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. 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: 2.39% ✓
• Cap rate: 20.74%
• Cash-on-cash: 51.59%
• DSCR: 3.30
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 49.5%
• Equity multiple: 3.16×
• Total profit: $36,239
• Equity at exit: $8,931

10-year hold

• IRR: 55.0%
• Equity multiple: 6.41×
• Total profit: $90,768
• Equity at exit: $5,179

Cash invested: $16,772 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$69 /mo · $833/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $721

Break-even live

Break-even rent $517

Max offer price $59,900

Occupancy floor 45%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $59,900 Active 34 DOM
2. 2026-06-18
   days on market $59,900 Active 33 DOM
3. 2026-06-17
   days on market $59,900 Active 32 DOM
4. 2026-06-16
   days on market $59,900 Active 31 DOM
5. 2026-06-15
   days on market $59,900 Active 30 DOM
6. 2026-06-14
   days on market $59,900 Active 28 DOM
7. 2026-06-13
   days on market $59,900 Active 27 DOM
8. 2026-06-10
   days on market $59,900 Active 25 DOM
9. 2026-06-09
   days on market $59,900 Active 24 DOM
10. 2026-06-08
    days on market $59,900 Active 23 DOM
11. 2026-06-07
    days on market $59,900 Active 22 DOM
12. 2026-06-02
    days on market $59,900 Active 17 DOM
13. 2026-06-01
    days on market $59,900 Active 16 DOM
14. 2026-05-31
    days on market $59,900 Active 15 DOM
15. 2026-05-30
    days on market $59,900 Active 14 DOM
16. 2026-05-12
    listed $69,900 Active
17. 2012-07-09
    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: $833 · $69/mo
• Projected year-2 tax: $1,096 · $91/mo
• Expected delta: +$263/yr (+$22/mo · 31.6%)

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

Taxation est. · year 1

• Rental income: $17,158
• − Mortgage interest: −$3,355
• − Property taxes: −$833
• − Insurance: −$300
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$1,743
• Taxable income: $8,183
• Est. tax owed @ 24.0%: −$1,964
• After-tax cash flow: $6,689/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

• 2026-05-12 Listed $69,900 NTREIS
• 2012-07-09 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $833 · -5.8% YoY. Source: county tax records.