305 Clydesdale Ln · Nolanville, TX 76559

$260,140

3 bd · 2.0 ba · 1,501 sqft · SingleFamily · 26 Days on market

Built 2026 Good condition Est $251k · 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 +9.0/30.0
• ARV discount +5.8/15.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0

Listing remarks

Discover the Camden floorplan at Wildwood Estates, this beautiful single story 2-car garage home in Nolanville, Texas is just what you have been looking for. Inside this 3-bedroom, 2-bathroom floorplan, you'll find approximately 1,501 square foot home that makes the most of its space. The living area Is an open concept, where your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features flat panel birch cabinets and granite countertops. It also includes a breakfast bar and separate pantry for extra storage space. The standard covered patio is located off the family room for you to enjoy the views of nature from the ba

Key facts

• Separate pantry
• Camden floorplan
• Open concept

Tags

• CAMDEN FLOORPLAN
• OPEN CONCEPT
• FLAT PANEL BIRCH CABINETS
• GRANITE COUNTERTOPS
• BREAKFAST BAR
• SEPARATE PANTRY

Property features AI

Finance

• Other: Address: 305 Clydesdale Ln, Nolanville TX 76559; Listing status: Active; Last updated: 2026-05-23
• Financial info: List price $260,140

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family plan named Camden; Spec home
• Exterior features: Living area of 1501

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (22.4% below list).
• Recommended offer: $202k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.4% in Nolanville — 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 74/100 on livability (#176 in TX, #4,655 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Killeen ISD (urban): math 31% / reading 38% proficiency, ranked #524 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 235 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,222 units permitted in Bell County in 2024 (246 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $97 appreciation (0.0% local appreciation)).
• Bell County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,757 (22.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
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: 0.78% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.36%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $250,667
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Black Walnut Ct	0.27mi	3/2.0	1,524 (+2%)	7mo	$255,000	$167	79
106 Black Gum Ct	0.40mi	3/2.0	1,656 (+10%)	7mo	$250,000	$151	59

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

Projected returns pro-forma

0.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.72×
• Total profit: $-20,111
• Equity at exit: $76,020

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $531
• Equity at exit: $91,765

Cash invested: $72,839 (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 76559

• Home prices YoY: 0.0%
• Active inventory: 235
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,018 high
• Mortgage (P&I): −$1,364
• Tax est. 1.5%: −$325 /mo · $3,902/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-204

Break-even live

Break-even rent $2,276

Max offer price $230,637

Occupancy floor —

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: $65,035
• Closing costs: $7,804
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 Slippery Elm Dr Nolanville, TX	4.0	2.5	2076	$2,250	$1.08	14d	1	0.12mi
870 Freedom Cir Nolanville, TX	4.0	3.0	2191	$2,223	$1.01	21d	1	0.23mi
854 Freedom Cir Nolanville, TX	4.0	3.0	2012	$1,901	$0.94	44d	1	0.24mi
605 Old Glory Rd Nolanville, TX	4.0	3.0	2012	$2,073	$1.03	23d	1	0.26mi
853 Freedom Cir Nolanville, TX	4.0	3.0	2012	$2,073	$1.03	14d	1	0.27mi
810 Freedom Cir Nolanville, TX	4.0	2.0	1974	$3,895	$1.97	14d	1	0.29mi
408 W St John Ave Apt A Nolanville, TX	3.0	2.0	1250	$1,100	$0.88	44d	1	0.31mi
402 Topeka Ct Unit B Nolanville, TX	3.0	2.0	1200	$1,300	$1.08	44d	1	0.38mi
202 East Avenue H Unit H Nolanville, TX	3.0	2.0	1384	$1,550	$1.12	23d	1	0.70mi
310 10th St Unit B Nolanville, TX	3.0	2.0	1281	$1,095	$0.85	44d	1	0.88mi
406 Diana Ln Harker Heights, TX	4.0	2.0	1617	$1,600	$0.99	44d	1	1.08mi
106 Cedar Ridge Dr Nolanville, TX	4.0	2.0	1807	$1,695	$0.94	14d	1	1.13mi
7026 Chimney Hill Dr Nolanville, TX	4.0	2.5	2041	$2,200	$1.08	23d	1	1.16mi
1806 Iron Jacket Trl Harker Heights, TX	4.0	2.0	2178	$2,345	$1.08	23d	1	1.17mi
1602 Old Nolanville Rd Unit B Nolanville, TX	3.0	2.0	1276	$1,350	$1.06	23d	1	1.22mi
240 W Elm St Unit A Nolanville, TX	3.0	2.0	1200	$1,600	$1.33	23d	1	1.24mi
1805 Diana Ln Harker Heights, TX	4.0	2.0	1732	$1,595	$0.92	44d	1	1.29mi
707 End O Trl Harker Heights, TX	3.0	2.0	1508	$1,850	$1.23	14d	1	1.35mi
1901 Horatio St Nolanville, TX	3.0	2.0	1945	$2,050	$1.05	23d	1	1.42mi

Listing history 15 events

1. 2026-06-18
   days on market $260,140 Active 26 DOM
2. 2026-06-17
   days on market $260,140 Active 25 DOM
3. 2026-06-16
   days on market $260,140 Active 24 DOM
4. 2026-06-15
   days on market $260,140 Active 23 DOM
5. 2026-06-14
   days on market $260,140 Active 21 DOM
6. 2026-06-13
   days on market $260,140 Active 20 DOM
7. 2026-06-10
   days on market $260,140 Active 18 DOM
8. 2026-06-09
   days on market $260,140 Active 17 DOM
9. 2026-06-08
   days on market $260,140 Active 16 DOM
10. 2026-06-07
    days on market $260,140 Active 15 DOM
11. 2026-06-03
    days on market $260,140 Active 11 DOM
12. 2026-06-02
    days on market $260,140 Active 10 DOM
13. 2026-06-01
    days on market $260,140 Active 9 DOM
14. 2026-05-31
    days on market $260,140 Active 8 DOM
15. 2026-05-30
    days on market $260,140 Active 7 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,211
• − Mortgage interest: −$14,572
• − Property taxes: −$3,902
• − Insurance: −$1,301
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − Depreciation: −$7,568
• Taxable loss: −$7,005
• Est. tax savings @ 24.0%: +$1,681
• After-tax cash flow: $-765/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.

Condition & rehab AI · 30 photos

Good 80/100 None rehab

This single-story home in Nolanville, Texas is in good condition with modern finishes and a well-maintained exterior. It offers a good balance of style and functionality, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Resale Upgrading the flooring in the bathrooms — Modern flooring can improve the overall look and feel of the bathrooms.
• Both Adding smart home features — Smart home features can increase convenience and appeal to potential buyers/renters.
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers.
• Rental Adding a smart thermostat — Smart thermostats can help with energy efficiency and attract renters who value convenience and technology.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Resale Upgrading the flooring in the bathrooms — Modern flooring can improve the overall look and feel of the bathrooms. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to potential buyers/renters. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers. ↑
• Rental Adding a smart thermostat — Smart thermostats can help with energy efficiency and attract renters who value convenience and technology. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Killeen ISD
• NCES district ID: 4825660
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 38% ▼ -3.00%
• Median HH income: $47,665
• Composite: 29.69/100
• National rank: #6458
• State rank: #524 of 826 in TX

Livability — Nolanville

• Score: 74/100
• State rank: #176
• US rank: #4655

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nolanville, TX
• City population: 6,896
• Population (ZIP): 6,896

Population outlook (Bell County) Hauer SSP2

• Today (2025): 371,114 people
• By 2030: 389,104 · +4.8%
• By 2040: 420,592 · +13.3%
• By 2050: 447,779 · +20.7%
• By 2075: 499,130 · +34.5%
• By 2100: 505,680 · +36.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 52% Hispanic / Latino 20% Black 20% Two or more races 6% Asian 5% Pacific Islander 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Italian 2% Lithuanian 1% Danish 1%
• Foreign-born: 8% · Canada, Vietnam, South Korea
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Korean 1%

Political lean MEDSL · Bell

• 2024 margin: R (+16.2) · D 41.3% · R 57.6% · Other 1.1%
• 2008→2024 swing: -6.5pp toward R · 2008: -9.8pp · 2024: -16.2pp
• All cycles: 2024: R+16.2 2020: R+8.5 2016: R+15.1 2012: R+16.4 2008: R+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ 0.04%
• Current HPI: 170.1375
• 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