130 Private Road 8232 · Annona, TX 75550

$85,000

1 bd · 1.0 ba · 792 sqft · SingleFamily public records · 42 Days on market

Built 1970 800 sqft lot

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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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Appreciation +5.0/10.0
• 1% rule +4.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

A remarkable cabin on the historic Crystal Lake. Established in 1908, the Crystal Lake Association is a private club in rural Red River County and offers a quite escape. Less than 10 cabins are on this 23-acre lake. Governed by a board of directors, cabin ownership provides year-round access to the lake and clubhouse. This cabin has recently been updated with a screened porch, new refrigerator with ice, new air conditioner, electric fireplace and continuous hot water heater. All appliances and furnishings convey. Association by-laws prohibit use as a permanent residence.

Key facts

• Private club
• Screened porch
• Year-round access

Tags

• HISTORIC CRYSTAL LAKE
• PRIVATE CLUB
• YEAR-ROUND ACCESS
• SCREENED PORCH
• ELECTRIC FIREPLACE
• CONTINUOUS HOT WATER HEATER

Property features AI

Finance

• Other: Waterfront property
• Financial info: Loan treated as clear; No second mortgage
• HOA & community: No association

Exterior

• Parking: Driveway with direct access; No covered or carport spaces
• Security: No specific security features provided
• Utilities: Co-op electric; Electricity available; Septic system; Private road; Not in a municipal utility district
• Home design: Single-family residence; One level; Residential property; Built in 1970
• Construction: Built in 1970; No construction material or foundation details provided; No roof details provided
• Exterior features: Uncovered dock; Zero-lot setting; Directions: Hwy 82 to Annona, right on FM 44, right on CR 4230; property on the left; Subdivision: Crystal Lake

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Primary bedroom (level 1) — approx. 12 x 14
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating or cooling details provided; Electric fireplace
• Interior features: Eat-in kitchen; One living area; One dining area; Has basement; Room count: 2
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (2.9% below list).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,358 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Clarksville ISD (town): math 20% / reading 27% proficiency, ranked #752 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 8 active listings in the ZIP; 14 units permitted in Red River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• Red River County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1970 — 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: 0.97% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.2%
• Equity multiple: 1.70×
• Total profit: $16,657
• Equity at exit: $38,220

10-year hold

• IRR: 14.3%
• Equity multiple: 3.11×
• Total profit: $50,288
• Equity at exit: $58,901

Cash invested: $23,800 (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 75550

• Active inventory: 8
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$70 /mo · $836/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $101

Break-even live

Break-even rent $697

Max offer price $85,000

Occupancy floor 83%

Sensitivity live

Price	-10% $149	-5% $125	+0% $101	+5% $77	+10% $53
Rent	-10% $36	-5% $68	+0% $101	+5% $134	+10% $166
Rate	-1.0pp $144	-0.5pp $123	base $101	+0.5pp $79	+1.0pp $56

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $85,000 Active 42 DOM
2. 2026-06-18
   days on market $85,000 Active 41 DOM
3. 2026-06-17
   days on market $85,000 Active 40 DOM
4. 2026-06-16
   days on market $85,000 Active 39 DOM
5. 2026-06-15
   days on market $85,000 Active 38 DOM
6. 2026-06-14
   days on market $85,000 Active 36 DOM
7. 2026-06-12
   days on market $85,000 Active 35 DOM
8. 2026-06-09
   days on market $85,000 Active 32 DOM
9. 2026-06-08
   days on market $85,000 Active 31 DOM
10. 2026-06-07
    days on market $85,000 Active 30 DOM
11. 2026-06-07
    days on market $85,000 Active 29 DOM
12. 2026-06-03
    days on market $85,000 Active 26 DOM
13. 2026-06-02
    days on market $85,000 Active 25 DOM
14. 2026-06-01
    days on market $85,000 Active 24 DOM
15. 2026-05-31
    days on market $85,000 Active 23 DOM
16. 2026-05-30
    days on market $85,000 Active 22 DOM
17. 2026-05-08
    listed $85,000 Active
18. 2022-09-12
    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: $836 · $70/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$719/yr (+$60/mo · 86.1%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,900
• − Mortgage interest: −$4,761
• − Property taxes: −$836
• − Insurance: −$425
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$2,473
• Taxable loss: −$179
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $1,254/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: Clarksville ISD
• NCES district ID: 4814190
• Math proficiency: 20% ▼ -12.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $31,795
• Composite: 19.05/100
• National rank: #8842
• State rank: #752 of 826 in TX

Livability — Annona

• Score: 55/100
• State rank: #1358
• US rank: #23378

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 506

Population outlook (Red River County) Hauer SSP2

• Today (2025): 11,454 people
• By 2030: 10,874 · -5.1%
• By 2040: 9,715 · -15.2%
• By 2050: 8,552 · -25.3%
• By 2075: 6,042 · -47.2%
• By 2100: 4,037 · -64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Black 12% Two or more races 11% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Red River

• 2024 margin: Solid R (+61.8) · D 19.0% · R 80.8%
• 2008→2024 swing: -23.7pp toward R · 2008: -38.0pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+56.3 2016: R+53.9 2012: R+40.7 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-05-08 Listed $85,000 NTREIS
• 2022-09-12 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $836 · +13.9% YoY. Source: county tax records.