716 W Cleveland St · Memphis, TX 79245

$58,000

2 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 146 Days on market

Built 1965 0.26 ac lot $45/sqft · at area comps Est $57k · at est. ↓ 11% since listing

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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
• Appreciation +7.2/10.0
• ARV discount +6.7/15.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this affordable 2/1 with an attached garage, detached carport, covered porch, & fenced yard. The rooms & closets are oversized and the home includes a separate dining room and spacious laundry room. The kitchen has great built-in storage space and a large pantry. The metal roof is approximately 10 years old & the exterior has been recently painted. NO TRESPASSING. PLEASE DO NOT ACCESS PROPERTY WITHOUT BEING ACCOMPANIED BY THE LISTING AGENT OR AN AGENT WHO HAS WRITTEN PERMISSION FROM THE LISTING AGENT. As with any Exclusive Listing Agreement, owners are not to negotiate with any prospective buyers, but to refer all prospective buyers to the Listing Agent, so please do not contact any of the owners directly. This property is not for Rent and Owner Financing is not available

Key facts

• Covered porch
• Detached carport
• Attached garage

Tags

• ATTACHED GARAGE
• DETACHED CARPORT
• COVERED PORCH
• FENCED YARD
• SEPARATE DINING ROOM
• SPACIOUS LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#754 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Memphis ISD (rural): math 34% / reading 36% proficiency, ranked #555 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 20 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($401 loan paydown + $3k appreciation (4.5% local appreciation)).
• Hall County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.81% ✓
• Cap rate: 15.13%
• Cash-on-cash: 31.56%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (median comp): $56,943
• List price: $58,000
• Delta: 1.86%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1415 W Brice St	0.60mi	3/1.0 (+1)	1,296 (0%)	14mo	$59,000	$46	55
505 N 9th St	0.56mi	2/1.0	1,397 (+8%)	12mo	$49,900	$36	51

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

Projected returns pro-forma

4.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.8%
• Equity multiple: 3.40×
• Total profit: $38,914
• Equity at exit: $31,082

10-year hold

• IRR: 38.3%
• Equity multiple: 6.85×
• Total profit: $95,003
• Equity at exit: $52,223

Cash invested: $16,240 (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 79245

• Home prices YoY: 4.6%
• Active inventory: 20
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $427

Break-even live

Break-even rent $511

Max offer price $58,000

Occupancy floor 54%

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-17
   status Pending 810-char remark

   Show marketing remark (810 chars)

   Check out this affordable 2/1 with an attached garage, detached carport, covered porch, & fenced yard. The rooms & closets are oversized and the home includes a separate dining room and spacious laundry room. The kitchen has great built-in storage space and a large pantry. The metal roof is approximately 10 years old & the exterior has been recently painted. NO TRESPASSING. PLEASE DO NOT ACCESS PROPERTY WITHOUT BEING ACCOMPANIED BY THE LISTING AGENT OR AN AGENT WHO HAS WRITTEN PERMISSION FROM THE LISTING AGENT. As with any Exclusive Listing Agreement, owners are not to negotiate with any prospective buyers, but to refer all prospective buyers to the Listing Agent, so please do not contact any of the owners directly. This property is not for Rent and Owner Financing is not available

2. 2026-05-07
   historical Active Under Contract 810-char remark

   Show marketing remark (810 chars)

   Check out this affordable 2/1 with an attached garage, detached carport, covered porch, & fenced yard. The rooms & closets are oversized and the home includes a separate dining room and spacious laundry room. The kitchen has great built-in storage space and a large pantry. The metal roof is approximately 10 years old & the exterior has been recently painted. NO TRESPASSING. PLEASE DO NOT ACCESS PROPERTY WITHOUT BEING ACCOMPANIED BY THE LISTING AGENT OR AN AGENT WHO HAS WRITTEN PERMISSION FROM THE LISTING AGENT. As with any Exclusive Listing Agreement, owners are not to negotiate with any prospective buyers, but to refer all prospective buyers to the Listing Agent, so please do not contact any of the owners directly. This property is not for Rent and Owner Financing is not available

3. 2026-01-14
   price $58,000 810-char remark

   Show marketing remark (810 chars)

   Check out this affordable 2/1 with an attached garage, detached carport, covered porch, & fenced yard. The rooms & closets are oversized and the home includes a separate dining room and spacious laundry room. The kitchen has great built-in storage space and a large pantry. The metal roof is approximately 10 years old & the exterior has been recently painted. NO TRESPASSING. PLEASE DO NOT ACCESS PROPERTY WITHOUT BEING ACCOMPANIED BY THE LISTING AGENT OR AN AGENT WHO HAS WRITTEN PERMISSION FROM THE LISTING AGENT. As with any Exclusive Listing Agreement, owners are not to negotiate with any prospective buyers, but to refer all prospective buyers to the Listing Agent, so please do not contact any of the owners directly. This property is not for Rent and Owner Financing is not available

4. 2025-12-21
   listed $65,000 Active 810-char remark

   Show marketing remark (810 chars)

   Check out this affordable 2/1 with an attached garage, detached carport, covered porch, & fenced yard. The rooms & closets are oversized and the home includes a separate dining room and spacious laundry room. The kitchen has great built-in storage space and a large pantry. The metal roof is approximately 10 years old & the exterior has been recently painted. NO TRESPASSING. PLEASE DO NOT ACCESS PROPERTY WITHOUT BEING ACCOMPANIED BY THE LISTING AGENT OR AN AGENT WHO HAS WRITTEN PERMISSION FROM THE LISTING AGENT. As with any Exclusive Listing Agreement, owners are not to negotiate with any prospective buyers, but to refer all prospective buyers to the Listing Agent, so please do not contact any of the owners directly. This property is not for Rent and Owner Financing is not available

ⓘ 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: $905 · $75/mo
• Projected year-2 tax: $1,061 · $88/mo
• Expected delta: +$157/yr (+$13/mo · 17.3%)

ⓘ 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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $12,621
• − Mortgage interest: −$3,249
• − Property taxes: −$905
• − Insurance: −$290
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$1,687
• Taxable income: $4,471
• Est. tax owed @ 24.0%: −$1,073
• After-tax cash flow: $4,053/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: Memphis ISD
• NCES district ID: 4830180
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 36% ▼ -1.00%
• Median HH income: $31,827
• Composite: 28.61/100
• National rank: #6711
• State rank: #555 of 826 in TX

Livability — Memphis

• Score: 64/100
• State rank: #754
• US rank: #13886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Memphis, TX
• Population (ZIP): 2,291

Population outlook (Hall County) Hauer SSP2

• Today (2025): 2,857 people
• By 2030: 2,714 · -5.0%
• By 2040: 2,467 · -13.7%
• By 2050: 2,202 · -22.9%
• By 2075: 1,662 · -41.8%
• By 2100: 1,127 · -60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 52% Hispanic / Latino 36% Two or more races 16% Black 6% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Italian 2% European 2% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 71% English-only · Spanish 29%

Political lean MEDSL · Hall

• 2024 margin: Solid R (+73.4) · D 13.0% · R 86.3%
• 2008→2024 swing: -25.4pp toward R · 2008: -48.0pp · 2024: -73.4pp
• All cycles: 2024: R+73.4 2020: R+70.8 2016: R+66.8 2012: R+51.2 2008: R+48.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.49%
• Current HPI: 101.6222
• 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

-10.8% since first listed

4 events — show timeline

• 2026-05-17 Pending — AARMLS
• 2026-05-07 Contingent — AARMLS
• 2026-01-14 Price Changed $58,000 AARMLS
• 2025-12-21 Listed $65,000 AARMLS

Property tax history

+4.1%/yr

Latest (2025): $905 · +30.7% YoY. Source: county tax records.