138 De Zavala St · Fort Clark Springs, TX 78832

$70,000

1 bd · 1.0 ba · 692 sqft · SingleFamily public records · 743 Days on market

1,799 sqft lot $101/sqft · 36% below area Est $109k · 36% under $149/mo HOA · 19% of rent ↓ 28% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• Appreciation +7.8/10.0
• 1% rule +6.2/10.0
• DSCR +4.3/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your perfect investment or retirement oasis! This charming RV trailer, complete with an additional room, is nestled in the exclusive gated community of Fort Clark Springs. Here, you'll enjoy fantastic amenities such as a golf course, gym, and scenic trails. This beautifully maintained home offers 1 bedroom and 1 bathroom, with plenty of space to add another bed. Featuring a durable metal roof and central AC, you'll stay comfortable year-round. Most of the furniture is included, and the property spans two spacious lots! Don't miss out on this incredible opportunity-reach out today for more information and make this dream property yours!

Key facts

• Scenic trails
• Central ac
• Metal roof

Tags

• EXCLUSIVE GATED COMMUNITY
• SCENIC TRAILS
• METAL ROOF
• CENTRAL AC

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $11 ($127/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($783 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 3.0% in Fort Clark Springs — 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 69/100 on livability (#409 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Brackett ISD (town): math 34% / reading 52% proficiency, ranked #363 of 826 in TX (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 68 active listings in the ZIP; 2 units permitted in Kinney County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($484 loan paydown + $4k appreciation (5.7% local appreciation)).
• At projected returns (5.7% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 743 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 743 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 6.47%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 7.4

CMA / ARV

• ARV (median comp): $108,887
• List price: $70,000
• Delta: -35.71%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
344 Fairway Cir	0.62mi	2/1.0 (+1)	644 (-7%)	21mo	$74,000	$115	37

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

Projected returns pro-forma

5.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 2.00×
• Total profit: $19,655
• Equity at exit: $42,605

10-year hold

• IRR: 15.5%
• Equity multiple: 3.95×
• Total profit: $57,836
• Equity at exit: $76,082

Cash invested: $19,600 (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 78832

• Home prices YoY: 5.0%
• Active inventory: 68
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $783 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$63 /mo · $754/yr
• Insurance: −$29
• HOA: −$149
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $11

Break-even live

Break-even rent $770

Max offer price $70,000

Occupancy floor 94%

Sensitivity live

Price	-10% $50	-5% $30	+0% $11	+5% $-9	+10% $-29
Rent	-10% $-51	-5% $-20	+0% $11	+5% $41	+10% $72
Rate	-1.0pp $46	-0.5pp $28	base $11	+0.5pp $-8	+1.0pp $-26

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $149 · $1,788/yr
• Likely covers: gymsecurity

Listing history 21 events

1. 2026-06-19
   days on market $70,000 Active 743 DOM
2. 2026-06-18
   days on market $70,000 Active 742 DOM
3. 2026-06-17
   days on market $70,000 Active 741 DOM
4. 2026-06-16
   days on market $70,000 Active 740 DOM
5. 2026-06-15
   days on market $70,000 Active 739 DOM
6. 2026-06-14
   days on market $70,000 Active 737 DOM
7. 2026-06-13
   days on market $70,000 Active 736 DOM
8. 2026-06-10
   days on market $70,000 Active 734 DOM
9. 2026-06-09
   days on market $70,000 Active 733 DOM
10. 2026-06-08
    days on market $70,000 Active 732 DOM
11. 2026-06-07
    days on market $70,000 Active 731 DOM
12. 2026-06-03
    days on market $70,000 Active 727 DOM
13. 2026-06-02
    days on market $70,000 Active 726 DOM
14. 2026-06-01
    days on market $70,000 Active 725 DOM
15. 2026-05-31
    days on market $70,000 Active 724 DOM
16. 2026-05-30
    days on market $70,000 Active 723 DOM
17. 2026-03-11
    price $70,000 660-char remark

    Show marketing remark (660 chars)

    Welcome to your perfect investment or retirement oasis! This charming RV trailer, complete with an additional room, is nestled in the exclusive gated community of Fort Clark Springs. Here, you'll enjoy fantastic amenities such as a golf course, gym, and scenic trails. This beautifully maintained home offers 1 bedroom and 1 bathroom, with plenty of space to add another bed. Featuring a durable metal roof and central AC, you'll stay comfortable year-round. Most of the furniture is included, and the property spans two spacious lots! Don't miss out on this incredible opportunity-reach out today for more information and make this dream property yours!

18. 2024-06-06
    listed $80,000 New 660-char remark

    Show marketing remark (660 chars)

    Welcome to your perfect investment or retirement oasis! This charming RV trailer, complete with an additional room, is nestled in the exclusive gated community of Fort Clark Springs. Here, you'll enjoy fantastic amenities such as a golf course, gym, and scenic trails. This beautifully maintained home offers 1 bedroom and 1 bathroom, with plenty of space to add another bed. Featuring a durable metal roof and central AC, you'll stay comfortable year-round. Most of the furniture is included, and the property spans two spacious lots! Don't miss out on this incredible opportunity-reach out today for more information and make this dream property yours!

19. 2024-06-06
    historical

    Show marketing remark (660 chars)

    Welcome to your perfect investment or retirement oasis! This charming RV trailer, complete with an additional room, is nestled in the exclusive gated community of Fort Clark Springs. Here, you'll enjoy fantastic amenities such as a golf course, gym, and scenic trails. This beautifully maintained home offers 1 bedroom and 1 bathroom, with plenty of space to add another bed. Featuring a durable metal roof and central AC, you'll stay comfortable year-round. Most of the furniture is included, and the property spans two spacious lots! Don't miss out on this incredible opportunity-reach out today for more information and make this dream property yours!

20. 2023-06-20
    listed $97,000 New
21. 2005-02-03
    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: $754 · $63/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$527/yr (+$44/mo · 69.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 5 d/yr ≥107°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $9,397
• − Mortgage interest: −$3,921
• − Property taxes: −$754
• − Insurance: −$350
• − Repairs & maintenance: −$752
• − Management: −$752
• − HOA: −$1,788
• − Depreciation: −$2,036
• Taxable loss: −$956
• Est. tax savings @ 24.0%: +$229
• After-tax cash flow: $356/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: Brackett ISD
• NCES district ID: 4811070
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 52% ▲ 3.00%
• Median HH income: $32,912
• Composite: 35.28/100
• National rank: #4973
• State rank: #363 of 826 in TX

Livability — Fort Clark Springs

• Score: 69/100
• State rank: #409
• US rank: #8467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Clark Springs, TX
• Population (ZIP): 3,140

Population outlook (Kinney County) Hauer SSP2

• Today (2025): 3,487 people
• By 2030: 3,434 · -1.5%
• By 2040: 3,396 · -2.6%
• By 2050: 3,458 · -0.8%
• By 2075: 3,472 · -0.4%
• By 2100: 2,845 · -18.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (53%)
• Race & ethnicity: Hispanic / Latino 53% White 45% Two or more races 18% Native American 3%
• Hispanic origin (detail): Mexican 44% Puerto Rican 1%
• Common ancestry: Slovak 2% Portuguese 1% Italian 1%
• Foreign-born: 12% · Canada
• Languages at home: 58% English-only · Spanish 42%

Political lean MEDSL · Kinney

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -32.9pp toward R · 2008: -17.7pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+43.5 2016: R+33.6 2012: R+25.1 2008: R+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.68%
• Current HPI: 119.7891
• 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

-27.8% since first listed

5 events — show timeline

• 2026-03-11 Price Changed $70,000 LERA
• 2024-06-06 Listing Removed — LERA
• 2024-06-06 Listed $80,000 LERA
• 2023-06-20 Listed $97,000 LERA
• 2005-02-03 Sold (Public Records) — Public Records

Property tax history

+12.9%/yr

Latest (2025): $754 · -0.5% YoY. Source: county tax records.