144 Bliss Cir · Fort Clark Springs, TX 78832

$60,000

2 bd · 2.0 ba · 896 sqft · Manufactured · 53 Days on market

Built 1994 3,484 sqft lot $67/sqft · 32% below area Est $88k · 32% under $150/mo HOA · 18% of rent

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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 +23.8/30.0
• ARV discount +15.0/15.0
• 1% rule +8.5/10.0
• Appreciation +7.8/10.0
• DSCR +7.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Don't miss this incredible opportunity to own an affordable home in the beautiful Fort Clark Springs community! This charming 2 bedroom, 2 bath home is truly move in ready and comes complete with all appliances, just bring your belongings and settle right in. The home features a welcoming back porch that's perfect for starting your day with a cup of coffee or winding down in the evening. Imagine relaxing in your rocking chairs, soaking in the peaceful surroundings and fresh air. Located in a gated community, Fort Clark Springs offers a unique lifestyle filled with natural beauty, history, and plenty of amenities to enjoy. Whether you're looking for a full time residence or a weekend getaway

Key facts

• Gated community
• Plenty of amenities
• Back porch

Tags

• BACK PORCH
• GATED COMMUNITY
• PLENTY OF AMENITIES

Property features AI

Finance

• Financial info: Down payment resources available
• HOA & community: Mandatory HOA; HOA fee $150 monthly; Association transfer fee $150; Community amenities: golf course, park/playground, jogging trails, bike trails

Exterior

• Parking: Side entry parking
• Utilities: Co-op water
• Home design: Siding exterior; Metal roof; Pre-owned (approx. 32 years old)
• Construction: Metal roof; Siding exterior; Approximately 32 years old
• Exterior features: Chain link/partial fencing; Paved streets and curbs

Interior

• Kitchen: Eat-in kitchen (14 x 10); Microwave; Stove/Range; Refrigerator
• Bedrooms: Master bedroom on lower level with walk-in closet; Bedroom 2 (14 x 9)
• Flooring: Carpeting; Laminate flooring
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combination (4 x 7)
• Heating & cooling: Central heating; Electric heat; Propane (owned); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Eat-in kitchen; Some window coverings remain; Walk-in closets; 1 living area
• Laundry & utility: Washer; Dryer; Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($811 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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-, amenities F, commute 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.
• Zoned schools: Jones Elementary/Intermediate School (math 42% / reading 47%, grade F, #1,155 of 4,322 statewide, top 29%, 266 students, 66% FRL) — zoned schools at 66% FRL track the district average.
• 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 ($415 loan paydown + $3k appreciation (5.7% local appreciation)).
• At projected returns (5.7% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, 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 53 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.35% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 6.2

CMA / ARV

• ARV (median comp): $87,827
• List price: $60,000
• Delta: -31.68%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.5%
• Equity multiple: 2.41×
• Total profit: $23,606
• Equity at exit: $36,518

10-year hold

• IRR: 20.8%
• Equity multiple: 4.82×
• Total profit: $64,177
• Equity at exit: $65,213

Cash invested: $16,800 (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: 6.2×

Monthly cashflow live

• Estimated rent: $811 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$36 /mo · $436/yr
• Insurance: −$25
• HOA: −$150
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $115

Break-even live

Break-even rent $666

Max offer price $60,000

Occupancy floor 81%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: security

Listing history 18 events

1. 2026-06-19
   days on market $60,000 Active 53 DOM
2. 2026-06-18
   days on market $60,000 Active 52 DOM
3. 2026-06-17
   days on market $60,000 Active 51 DOM
4. 2026-06-16
   days on market $60,000 Active 50 DOM
5. 2026-06-15
   days on market $60,000 Active 49 DOM
6. 2026-06-14
   days on market $60,000 Active 47 DOM
7. 2026-06-13
   days on market $60,000 Active 46 DOM
8. 2026-06-10
   days on market $60,000 Active 44 DOM
9. 2026-06-09
   days on market $60,000 Active 43 DOM
10. 2026-06-08
    days on market $60,000 Active 42 DOM
11. 2026-06-07
    days on market $60,000 Active 41 DOM
12. 2026-06-03
    days on market $60,000 Active 37 DOM
13. 2026-06-02
    days on market $60,000 Active 36 DOM
14. 2026-06-01
    days on market $60,000 Active 35 DOM
15. 2026-05-31
    days on market $60,000 Active 34 DOM
16. 2026-05-30
    days on market $60,000 Active 33 DOM
17. 2026-04-27
    listed $60,000 New 820-char remark
18. 1996-06-01
    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: $436 · $36/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$662/yr (+$55/mo · 152.0%)

ⓘ 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 8/10 Severe 6 d/yr ≥107°F today · 19 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: $9,737
• − Mortgage interest: −$3,361
• − Property taxes: −$436
• − Insurance: −$300
• − Repairs & maintenance: −$779
• − Management: −$779
• − HOA: −$1,800
• − Depreciation: −$1,745
• Taxable income: $537
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $1,252/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

2 events — show timeline

• 2026-04-27 Listed $60,000 LERA
• 1996-06-01 Sold (Public Records) — Public Records

Property tax history

-0.5%/yr

Latest (2025): $436 · -0.5% YoY. Source: county tax records.