215 S Goodnight St · Clarendon, TX 79226

$95,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 29 Days on market

Built 1950 5,750 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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Appreciation +6.8/10.0
• 1% rule +5.6/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cute and neat. This 2/1 has two living spaces and lots of potential. Currently tenant occupied.

Key facts

• New ceiling fan
• Fresh paint
• Updated hardware

Tags

• OPEN-CONCEPT LAYOUT
• REFRESHED KITCHEN
• NEWLY PAINTED CABINETS
• UPDATED HARDWARE
• FRESH PAINT
• NEW CEILING FAN

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Wood fencing; Metal roof; Lot approximately 0.13 acres

Interior

• Kitchen: Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas central heating; Central electric cooling; Ceiling fans
• Interior features: Range; Gas water heater; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#259 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: employment C-, amenities F, commute F.
• Clarendon ISD (rural): math 49% / reading 54% proficiency, ranked #175 of 826 in TX (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 50 active listings in the ZIP; 1 units permitted in Donley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $3k appreciation (3.7% local appreciation)).
• Donley County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($94k) 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.91×
• Total profit: $24,279
• Equity at exit: $46,276

10-year hold

• IRR: 16.7%
• Equity multiple: 3.60×
• Total profit: $69,151
• Equity at exit: $74,219

Cash invested: $26,600 (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 79226

• Home prices YoY: 4.5%
• Active inventory: 50
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$112 /mo · $1,346/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $149

Break-even live

Break-even rent $823

Max offer price $95,000

Occupancy floor 80%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $95,000 Active 29 DOM
2. 2026-06-17
   days on market $95,000 Active 28 DOM
3. 2026-06-16
   days on market $95,000 Active 27 DOM
4. 2026-06-15
   days on market $95,000 Active 26 DOM
5. 2026-06-13
   days on market $95,000 Active 24 DOM
6. 2026-06-12
   days on market $95,000 Active 23 DOM
7. 2026-06-09
   days on market $95,000 Active 20 DOM
8. 2026-06-08
   days on market $95,000 Active 19 DOM
9. 2026-06-08
   days on market $95,000 Active 18 DOM
10. 2026-06-07
    days on market $95,000 Active 17 DOM
11. 2026-06-03
    days on market $95,000 Active 14 DOM
12. 2026-06-02
    days on market $95,000 Active 13 DOM
13. 2026-06-01
    days on market $95,000 Active 12 DOM
14. 2026-05-31
    days on market $95,000 Active 11 DOM
15. 2026-05-20
    listed $95,000 Active
16. 2024-07-09
    soldstatus
17. 2024-07-03
    soldstatus Closed 95-char remark

    Show marketing remark (95 chars)

    Cute and neat. This 2/1 has two living spaces and lots of potential. Currently tenant occupied.

18. 2024-06-05
    status Pending 95-char remark

    Show marketing remark (95 chars)

    Cute and neat. This 2/1 has two living spaces and lots of potential. Currently tenant occupied.

19. 2024-05-16
    status Active 95-char remark

    Show marketing remark (95 chars)

    Cute and neat. This 2/1 has two living spaces and lots of potential. Currently tenant occupied.

20. 2024-05-07
    listed $55,000 Active 95-char remark

    Show marketing remark (95 chars)

    Cute and neat. This 2/1 has two living spaces and lots of potential. Currently tenant occupied.

21. 2008-02-28
    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: $1,346 · $112/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$392/yr (+$33/mo · 29.1%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,133
• − Mortgage interest: −$5,321
• − Property taxes: −$1,346
• − Insurance: −$475
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$2,764
• Taxable income: $285
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $1,717/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: Clarendon ISD
• NCES district ID: 4814160
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $40,724
• Composite: 43.12/100
• National rank: #3082
• State rank: #175 of 826 in TX

Livability — Clarendon

• Score: 72/100
• State rank: #259
• US rank: #6097

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarendon, TX
• Population (ZIP): 2,873

Population outlook (Donley County) Hauer SSP2

• Today (2025): 3,008 people
• By 2030: 2,777 · -7.7%
• By 2040: 2,419 · -19.6%
• By 2050: 2,224 · -26.1%
• By 2075: 2,018 · -32.9%
• By 2100: 1,949 · -35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Black 6% Asian 3% Two or more races 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Iranian 6% Scotch-Irish 3% Slovak 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 91% English-only · Spanish 4% German/W. Germanic 2% Other Asian/Pacific 1%

Political lean MEDSL · Donley

• 2024 margin: Solid R (+78.2) · D 10.2% · R 88.3% · Other 1.5%
• 2008→2024 swing: -14.1pp toward R · 2008: -64.1pp · 2024: -78.2pp
• All cycles: 2024: R+78.2 2020: R+75.2 2016: R+70.9 2012: R+69.2 2008: R+64.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.66%
• Current HPI: 85.0932
• 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

+72.7% since first listed

7 events — show timeline

• 2026-05-20 Listed $95,000 AARMLS
• 2024-07-09 Sold (Public Records) — Public Records
• 2024-07-03 Sold (MLS) — AARMLS
• 2024-06-05 Pending — AARMLS
• 2024-05-16 Relisted — AARMLS
• 2024-05-07 Listed $55,000 AARMLS
• 2008-02-28 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,346 · +31.7% YoY. Source: county tax records.