505 Fairmont St · Clyde, TX 79510

$115,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 1 Days on market

Built 1950 10,498 sqft lot Est $115k · at est.

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Why this score? — see what drove the D 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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.7/10.0
• 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

Great investment or starter home. Cute and cozy 2 bedroom, 1 bathroom, nice updates (wood laminate floors, paint, fixtures, roof, 2015), large backyard, close to city park, downtown and schools. . Property to be sold As Is.

Key facts

• Close to schools
• Close to city park
• Large backyard

Tags

• LARGE BACKYARD
• CLOSE TO CITY PARK
• CLOSE TO DOWNTOWN
• CLOSE TO SCHOOLS

Property features AI

Finance

• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowner association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; Electricity available; Cable available; Phone available; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story
• Construction: Built in 1950; Siding exterior; Composition roof; Slab foundation
• Exterior features: Covered patio or porch; Chain link and wood fencing; Few trees; Interior lot; Large backyard with grass

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: Primary bedroom on main level; 2 bedrooms total
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Natural gas heating; Central air; Ceiling fan(s); Electric cooling
• Interior features: Cable TV available; High-speed internet available; Window coverings; One living area; One dining area; One level
• Laundry & utility: Washer hookup; Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $13 ($153/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (13.4% below list).
• Recommended offer: $100k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 $795 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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.
• Current owner paid $30k; list at $115k implies a 277% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,571 (13.4% below list)

Questions for the listing agent

1. Built in 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $115,080
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Greenmeadow Ln	0.30mi	2/1.0	840 (0%)	8mo	$115,000	$137	79
230 Field St	0.25mi	3/1.0 (+1)	870 (+4%)	1mo	$146,000	$168	77
117 Bowie St	0.58mi	1/1.0 (-1)	795 (-5%)	7mo	$50,000	$63	53

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-17,820
• Equity at exit: $17,147

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-14,462
• Equity at exit: $9,943

Cash invested: $32,200 (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: 9.6×

Monthly cashflow live

• Estimated rent: $996 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$123 /mo · $1,474/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $13

Break-even live

Break-even rent $980

Max offer price $115,000

Occupancy floor 94%

Sensitivity live

Price	-10% $78	-5% $45	+0% $13	+5% $-20	+10% $-52
Rent	-10% $-66	-5% $-27	+0% $13	+5% $52	+10% $91
Rate	-1.0pp $71	-0.5pp $42	base $13	+0.5pp $-17	+1.0pp $-47

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-22
   status Pending
2. 2026-05-21
   listed $115,000 Active
3. 2018-12-03
   soldstatus
4. 2018-02-13
   soldstatus
5. 2016-01-04
   soldstatus
6. 2016-01-04
   soldstatus
7. 2015-12-23
   soldstatus Sold 223-char remark

   Show marketing remark (223 chars)

   Great investment or starter home. Cute and cozy 2 bedroom, 1 bathroom, nice updates (wood laminate floors, paint, fixtures, roof, 2015), large backyard, close to city park, downtown and schools. . Property to be sold As Is.

8. 2015-12-22
   status Pending 223-char remark

   Show marketing remark (223 chars)

   Great investment or starter home. Cute and cozy 2 bedroom, 1 bathroom, nice updates (wood laminate floors, paint, fixtures, roof, 2015), large backyard, close to city park, downtown and schools. . Property to be sold As Is.

9. 2015-12-11
   historical Active Option Contract 223-char remark

   Show marketing remark (223 chars)

   Great investment or starter home. Cute and cozy 2 bedroom, 1 bathroom, nice updates (wood laminate floors, paint, fixtures, roof, 2015), large backyard, close to city park, downtown and schools. . Property to be sold As Is.

10. 2015-09-26
    listed $44,900 Active 223-char remark

    Show marketing remark (223 chars)

    Great investment or starter home. Cute and cozy 2 bedroom, 1 bathroom, nice updates (wood laminate floors, paint, fixtures, roof, 2015), large backyard, close to city park, downtown and schools. . Property to be sold As Is.

11. 2013-10-04
    soldstatus $30,500
12. 2005-07-07
    soldstatus
13. 2000-03-24
    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: $1,474 · $123/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$630/yr (+$53/mo · 42.7%)

ⓘ 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 · 23 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: $11,949
• − Mortgage interest: −$6,442
• − Property taxes: −$1,474
• − Insurance: −$575
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$3,345
• Taxable loss: −$1,800
• Est. tax savings @ 24.0%: +$432
• After-tax cash flow: $585/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

+277.0% since first listed

13 events — show timeline

• 2026-05-22 Pending — NTREIS
• 2026-05-21 Listed $115,000 NTREIS
• 2018-12-03 Sold (Public Records) — Public Records
• 2018-02-13 Sold (Public Records) — Public Records
• 2016-01-04 Sold (Public Records) — Public Records
• 2016-01-04 Sold (Public Records) — Public Records
• 2015-12-23 Sold (MLS) — NTREIS
• 2015-12-22 Pending — NTREIS
• 2015-12-11 Contingent — NTREIS
• 2015-09-26 Listed $44,900 NTREIS
• 2013-10-04 Sold (Public Records) $30,500 Public Records
• 2005-07-07 Sold (Public Records) — Public Records
• 2000-03-24 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,474 · +14.3% YoY. Source: county tax records.