11148 Clover Ln · Berryville, TX 75763

$99,000

3 bd · 2.0 ba · 1,155 sqft · SingleFamily public records · 46 Days on market

Built 1976 0.35 ac lot $86/sqft · 42% below area Est $170k · 42% under ↓ 34% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.7/10.0
• Schools +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming starter home or investment property nestled in the serene Lake Palestine community. This gem features an additional lot to the right, a spacious backyard, NEW HVAC SYSTEM, new kitchen appliances, new metal roof, tankless water heater and wood floors throughout. Fresh paint inside and outside. Large front porch deck. Enjoy access to the community boat launch, park, and lake swimming area for a nominal yearly fee of $75. NO HOA! Experience the tranquility of this quiet neighborhood on a large lot, perfect for first-time buyers or investors seeking a peaceful retreat. This home will not qualify for FHA or Conventional financing. 21st Mortgage will do the loan or CASH.

Key facts

• New metal roof
• Wood floors
• Additional lot

Tags

• ADDITIONAL LOT
• SPACIOUS FENCED BACKYARD
• NEW KITCHEN APPLIANCES
• NEW METAL ROOF
• TANKLESS WATER HEATER
• WOOD FLOORS

Property features AI

Finance

• HOA & community: Subdivision: HOLIDAY HILLS 214

Exterior

• Home design: Single family detached residence; Single story
• Construction: Composition roof
• Exterior features: Deck; Lakefront on Lake Palestine

Interior

• Kitchen: Electric oven; Electric range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Space heater
• Interior features: Ceiling fans; Space heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#957 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment C-, amenities F, commute F.
• Frankston ISD (rural): math 54% / reading 49% proficiency, ranked #155 of 826 in TX (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Frankston El (math 57% / reading 52%, grade C, #621 of 4,322 statewide, top 15%, 373 students, 63% FRL); Frankston Middle (math 57% / reading 42%, grade C, #356 of 1,662 statewide, top 23%, 184 students, 62% FRL); Frankston H S (math 24% / reading 62%, grade F, #708 of 1,632 statewide, top 44%, 245 students, 50% FRL).
• Market conditions: 191 active listings in the ZIP; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($684 loan paydown + $10k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.37% ✓
• Cap rate: 10.77%
• Cash-on-cash: 16.00%
• DSCR: 1.71
• GRM: 6.1

CMA / ARV

• ARV (median comp): $170,137
• List price: $99,000
• Delta: -41.81%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.1%
• Equity multiple: 3.80×
• Total profit: $77,484
• Equity at exit: $89,187

10-year hold

• IRR: 31.1%
• Equity multiple: 8.57×
• Total profit: $209,730
• Equity at exit: $192,335

Cash invested: $27,720 (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 75763

• Home prices YoY: 22.2%
• Active inventory: 191
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$140 /mo · $1,684/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $370

Break-even live

Break-even rent $887

Max offer price $99,000

Occupancy floor 68%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $99,000 Active 46 DOM
2. 2026-06-17
   days on market $99,000 Active 45 DOM
3. 2026-06-16
   days on market $99,000 Active 44 DOM
4. 2026-06-15
   days on market $99,000 Active 43 DOM
5. 2026-06-13
   days on market $99,000 Active 41 DOM
6. 2026-06-12
   days on market $99,000 Active 40 DOM
7. 2026-06-09
   days on market $99,000 Active 37 DOM
8. 2026-06-08
   days on market $99,000 Active 36 DOM
9. 2026-06-08
   days on market $99,000 Active 35 DOM
10. 2026-06-05
    days on market $99,000 Active 33 DOM
11. 2026-06-03
    days on market $99,000 Active 31 DOM
12. 2026-06-02
    days on market $99,000 Active 30 DOM
13. 2026-06-01
    days on market $99,000 Active 29 DOM
14. 2026-05-31
    days on market $99,000 Active 28 DOM
15. 2026-05-03
    listed $99,000 Active 512-char remark
16. 2024-09-19
    soldstatus Closed 682-char remark

    Show marketing remark (563 chars)

    Charming starter home or investment property nestled in the serene Lake Palestine community. This gem features an additional lot to the right, a spacious backyard, new kitchen appliances, new metal roof, tankless water heater and wood floors throughout. Fresh paint inside and outside. Large front porch deck. Enjoy access to the community boat launch, park, and lake swimming area for a nominal yearly fee of $75. NO HOA! Experience the tranquility of this quiet neighborhood on a large lot, perfect for first-time buyers or investors seeking a peaceful retreat.

17. 2024-09-19
    soldstatus Closed

    Show marketing remark (563 chars)

    Charming starter home or investment property nestled in the serene Lake Palestine community. This gem features an additional lot to the right, a spacious backyard, new kitchen appliances, new metal roof, tankless water heater and wood floors throughout. Fresh paint inside and outside. Large front porch deck. Enjoy access to the community boat launch, park, and lake swimming area for a nominal yearly fee of $75. NO HOA! Experience the tranquility of this quiet neighborhood on a large lot, perfect for first-time buyers or investors seeking a peaceful retreat.

18. 2024-09-07
    status Pending 682-char remark

    Show marketing remark (682 chars)

    Charming starter home or investment property nestled in the serene Lake Palestine community. This gem features an additional lot to the right, a spacious backyard, NEW HVAC SYSTEM, new kitchen appliances, new metal roof, tankless water heater and wood floors throughout. Fresh paint inside and outside. Large front porch deck. Enjoy access to the community boat launch, park, and lake swimming area for a nominal yearly fee of $75. NO HOA! Experience the tranquility of this quiet neighborhood on a large lot, perfect for first-time buyers or investors seeking a peaceful retreat. This home will not qualify for FHA or Conventional financing. 21st Mortgage will do the loan or CASH.

19. 2024-09-04
    historical

    Show marketing remark (563 chars)

    Charming starter home or investment property nestled in the serene Lake Palestine community. This gem features an additional lot to the right, a spacious backyard, new kitchen appliances, new metal roof, tankless water heater and wood floors throughout. Fresh paint inside and outside. Large front porch deck. Enjoy access to the community boat launch, park, and lake swimming area for a nominal yearly fee of $75. NO HOA! Experience the tranquility of this quiet neighborhood on a large lot, perfect for first-time buyers or investors seeking a peaceful retreat.

20. 2024-09-03
    historical Active Option Contract 682-char remark

    Show marketing remark (682 chars)

    Charming starter home or investment property nestled in the serene Lake Palestine community. This gem features an additional lot to the right, a spacious backyard, NEW HVAC SYSTEM, new kitchen appliances, new metal roof, tankless water heater and wood floors throughout. Fresh paint inside and outside. Large front porch deck. Enjoy access to the community boat launch, park, and lake swimming area for a nominal yearly fee of $75. NO HOA! Experience the tranquility of this quiet neighborhood on a large lot, perfect for first-time buyers or investors seeking a peaceful retreat. This home will not qualify for FHA or Conventional financing. 21st Mortgage will do the loan or CASH.

21. 2024-08-04
    price $110,000 682-char remark

    Show marketing remark (682 chars)

    Charming starter home or investment property nestled in the serene Lake Palestine community. This gem features an additional lot to the right, a spacious backyard, NEW HVAC SYSTEM, new kitchen appliances, new metal roof, tankless water heater and wood floors throughout. Fresh paint inside and outside. Large front porch deck. Enjoy access to the community boat launch, park, and lake swimming area for a nominal yearly fee of $75. NO HOA! Experience the tranquility of this quiet neighborhood on a large lot, perfect for first-time buyers or investors seeking a peaceful retreat. This home will not qualify for FHA or Conventional financing. 21st Mortgage will do the loan or CASH.

22. 2024-05-13
    price $125,000 682-char remark

    Show marketing remark (563 chars)

    Charming starter home or investment property nestled in the serene Lake Palestine community. This gem features an additional lot to the right, a spacious backyard, new kitchen appliances, new metal roof, tankless water heater and wood floors throughout. Fresh paint inside and outside. Large front porch deck. Enjoy access to the community boat launch, park, and lake swimming area for a nominal yearly fee of $75. NO HOA! Experience the tranquility of this quiet neighborhood on a large lot, perfect for first-time buyers or investors seeking a peaceful retreat.

23. 2024-05-13
    price $125,000

    Show marketing remark (563 chars)

    Charming starter home or investment property nestled in the serene Lake Palestine community. This gem features an additional lot to the right, a spacious backyard, new kitchen appliances, new metal roof, tankless water heater and wood floors throughout. Fresh paint inside and outside. Large front porch deck. Enjoy access to the community boat launch, park, and lake swimming area for a nominal yearly fee of $75. NO HOA! Experience the tranquility of this quiet neighborhood on a large lot, perfect for first-time buyers or investors seeking a peaceful retreat.

24. 2024-05-03
    listed $140,000 Active

    Show marketing remark (563 chars)

    Charming starter home or investment property nestled in the serene Lake Palestine community. This gem features an additional lot to the right, a spacious backyard, new kitchen appliances, new metal roof, tankless water heater and wood floors throughout. Fresh paint inside and outside. Large front porch deck. Enjoy access to the community boat launch, park, and lake swimming area for a nominal yearly fee of $75. NO HOA! Experience the tranquility of this quiet neighborhood on a large lot, perfect for first-time buyers or investors seeking a peaceful retreat.

25. 2024-04-22
    price $140,000 682-char remark

    Show marketing remark (682 chars)

    Charming starter home or investment property nestled in the serene Lake Palestine community. This gem features an additional lot to the right, a spacious backyard, NEW HVAC SYSTEM, new kitchen appliances, new metal roof, tankless water heater and wood floors throughout. Fresh paint inside and outside. Large front porch deck. Enjoy access to the community boat launch, park, and lake swimming area for a nominal yearly fee of $75. NO HOA! Experience the tranquility of this quiet neighborhood on a large lot, perfect for first-time buyers or investors seeking a peaceful retreat. This home will not qualify for FHA or Conventional financing. 21st Mortgage will do the loan or CASH.

26. 2024-04-12
    listed $150,000 Active 682-char remark

    Show marketing remark (682 chars)

    Charming starter home or investment property nestled in the serene Lake Palestine community. This gem features an additional lot to the right, a spacious backyard, NEW HVAC SYSTEM, new kitchen appliances, new metal roof, tankless water heater and wood floors throughout. Fresh paint inside and outside. Large front porch deck. Enjoy access to the community boat launch, park, and lake swimming area for a nominal yearly fee of $75. NO HOA! Experience the tranquility of this quiet neighborhood on a large lot, perfect for first-time buyers or investors seeking a peaceful retreat. This home will not qualify for FHA or Conventional financing. 21st Mortgage will do the loan or CASH.

27. 2017-09-20
    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: $1,684 · $140/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$127/yr (+$11/mo · 7.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $16,258
• − Mortgage interest: −$5,546
• − Property taxes: −$1,684
• − Insurance: −$495
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$2,880
• Taxable income: $3,052
• Est. tax owed @ 24.0%: −$732
• After-tax cash flow: $3,702/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: Frankston ISD
• NCES district ID: 4819770
• Math proficiency: 54% ▼ -1.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $48,226
• Composite: 43.89/100
• National rank: #2916
• State rank: #155 of 826 in TX

Livability — Berryville

• Score: 62/100
• State rank: #957
• US rank: #17025

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berryville, TX
• Population (ZIP): 6,319

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 8% Black 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Iranian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 53.53%
• Current HPI: 295.14
• 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

-34.0% since first listed

13 events — show timeline

• 2026-05-03 Listed $99,000 GTAR
• 2024-09-19 Sold (MLS) — GTAR
• 2024-09-19 Sold (MLS) — NTREIS
• 2024-09-07 Pending — NTREIS
• 2024-09-04 Delisted — GTAR
• 2024-09-03 Contingent — NTREIS
• 2024-08-04 Price Changed $110,000 NTREIS
• 2024-05-13 Price Changed $125,000 NTREIS
• 2024-05-13 Price Changed $125,000 GTAR
• 2024-05-03 Listed $140,000 GTAR
• 2024-04-22 Price Changed $140,000 NTREIS
• 2024-04-12 Listed $150,000 NTREIS
• 2017-09-20 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,684 · +112.8% YoY. Source: county tax records.