720 Red Oak Farm Rd · Clyde, TX 79510

$165,500

3 bd · 2.0 ba · 1,360 sqft · Manufactured · 7 Days on market

Built 2012 0.27 ac lot Est $169k · at est.

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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).

• Cash flow +20.6/30.0
• ARV discount +8.3/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• 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

This inviting Clyde home offers an open-concept design that provides a modern living experience tailored for those who value space and functionality. Step inside to be greeted by freshly painted walls that enhance the spaciousness of the open living areas. The seamless flow from the living room to the kitchen and dining areas makes for an ideal setting for both relaxation and entertaining. The kitchen is a central hub, ready for culinary adventures and gathering with loved ones. The home's three bedrooms and split floor plan, offer privacy and comfort, with the primary suite offering a peaceful retreat complete with an en-suite bathroom and garden tub. Outside, the luscious landscape featur

Key facts

• En suite bathroom
• Luscious landscape
• Open concept design

Tags

• OPEN CONCEPT DESIGN
• FRESHLY PAINTED WALLS
• CENTRAL HUB KITCHEN
• EN SUITE BATHROOM
• GARDEN TUB
• LUSCIOUS LANDSCAPE

Property features AI

Finance

• Other: Property treated as clear for loan purposes; Multi-parcel property
• Financial info: Accepts cash and conventional financing
• HOA & community: No association

Exterior

• Parking: Covered carport with 2 covered spaces; 2 carport spaces; No garage
• Utilities: City water; City sewer; Co-op electric; Not in a municipal utility district
• Home design: Manufactured home; Attached property; One story; Subdivision: R463
• Construction: Built in 2012; Metal siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Wood fencing; Lot less than 0.5 acre

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Wall furnace; Central air; Wall/window unit(s)
• Interior features: Open floorplan; Eat-in kitchen; High speed internet available; One living area; One dining area; Room count: 2
• Laundry & utility: Utility room; Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $166k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Cap rate 7.9% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $5k; list at $166k implies a 3210% gain — meaningful room to come down on a strong offer.

Recommended offer $165,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.04% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $168,640
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 Marlin St	0.26mi	3/2.0	1,408 (+4%)	1mo	$174,000	$124	81

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-12,623
• Equity at exit: $24,677

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $7,359
• Equity at exit: $14,309

Cash invested: $46,340 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,729 medium
• Mortgage (P&I): −$868
• Tax est. 1.5%: −$207 /mo · $2,482/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $222

Break-even live

Break-even rent $1,448

Max offer price $165,500

Occupancy floor 82%

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: $41,375
• Closing costs: $4,965
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
613 Marlin St Clyde, TX	4.0	1.0	1218	$1,980	$1.63	21d	1	0.27mi
8525 Interstate 20 W Clyde, TX	2.0	2.0	896	$900	$1.00	43d	1	1.31mi
8525 Interstate 20 Unit 105 Clyde, TX	2.0	2.0	896	$900	$1.00	13d	1	1.32mi

Listing history 7 events

1. 2026-06-19
   days on market $165,500 Active 7 DOM
2. 2026-06-18
   days on market $165,500 Active 6 DOM
3. 2026-06-17
   days on market $165,500 Active 5 DOM
4. 2026-06-16
   days on market $165,500 Active 4 DOM
5. 2026-06-15
   days on market $165,500 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $165,500 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $20,752
• − Mortgage interest: −$9,271
• − Property taxes: −$2,482
• − Insurance: −$828
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$4,815
• Taxable income: $37
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $2,661/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

+3210.0% since first listed

4 events — show timeline

• 2026-06-12 Listed $165,500 NTREIS
• 2020-10-07 Sold (Public Records) — Public Records
• 2012-06-28 Sold (Public Records) — Public Records
• 2012-06-25 Sold (Public Records) $5,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $26 · +3.9% YoY. Source: county tax records.