1013 Clay St · Nocona, TX 76255

$99,000

1 bd · 1.0 ba · 629 sqft · SingleFamily public records · 412 Days on market

Built 2021 Good condition 6,621 sqft lot $157/sqft · 11% below area Est $112k · 11% under ↓ 10% since listing

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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 +22.6/30.0
• ARV discount +12.7/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming one bed, one bath home built in 2021 and nestled near historic downtown Nocona, TX. The open-concept living area with vaulted ceilings and luxury vinyl plank flooring offers a blend of comfort and style. Its proximity to local schools and downtown attractions makes it an ideal location for convenience and community engagement

Key facts

• Downtown attractions
• Vaulted ceilings
• 6,621 sq ft lot

Tags

• HISTORIC DOWNTOWN NOCONA
• OPEN-CONCEPT LIVING AREA
• VAULTED CEILINGS
• LUXURY VINYL PLANK FLOORING
• PROXIMITY TO LOCAL SCHOOLS
• DOWNTOWN ATTRACTIONS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $169 ($2k/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: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.9% in Nocona — 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 67/100 on livability (#555 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Nocona ISD (town): math 44% / reading 37% proficiency, ranked #427 of 826 in TX (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 189 active listings in the ZIP; 23 units permitted in Montague County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Montague County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 412 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 412 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 1.09% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $111,858
• List price: $99,000
• Delta: -11.50%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 Clay St	0.02mi	1/1.0	629 (0%)	12mo	$110,000	$175	89
611 Baylor St	0.34mi	1/—	619 (-2%)	16mo	$20,000	$32	68

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-5,273
• Equity at exit: $14,761

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $9,325
• Equity at exit: $8,560

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 76255

• Home prices YoY: -12.5%
• Active inventory: 189
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$125 /mo · $1,505/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $169

Break-even live

Break-even rent $868

Max offer price $99,000

Occupancy floor 79%

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 22 events

1. 2026-06-18
   days on market $99,000 Active 412 DOM
2. 2026-06-17
   days on market $99,000 Active 411 DOM
3. 2026-06-16
   days on market $99,000 Active 410 DOM
4. 2026-06-15
   days on market $99,000 Active 409 DOM
5. 2026-06-15
   days on market $99,000 Active 408 DOM
6. 2026-06-13
   days on market $99,000 Active 407 DOM
7. 2026-06-12
   days on market $99,000 Active 406 DOM
8. 2026-06-10
   days on market $99,000 Active 403 DOM
9. 2026-06-08
   days on market $99,000 Active 402 DOM
10. 2026-06-08
    days on market $99,000 Active 401 DOM
11. 2026-06-05
    days on market $99,000 Active 399 DOM
12. 2026-06-03
    days on market $99,000 Active 397 DOM
13. 2026-06-02
    days on market $99,000 Active 396 DOM
14. 2026-06-01
    days on market $99,000 Active 395 DOM
15. 2026-05-31
    days on market $99,000 Active 394 DOM
16. 2026-04-20
    status Active 350-char remark

    Show marketing remark (350 chars)

    Discover this charming one bed, one bath home built in 2021 and nestled near historic downtown Nocona, TX. The open-concept living area with vaulted ceilings and luxury vinyl plank flooring offers a blend of comfort and style. Its proximity to local schools and downtown attractions makes it an ideal location for convenience and community engagement

17. 2026-04-18
    historical 350-char remark

    Show marketing remark (350 chars)

    Discover this charming one bed, one bath home built in 2021 and nestled near historic downtown Nocona, TX. The open-concept living area with vaulted ceilings and luxury vinyl plank flooring offers a blend of comfort and style. Its proximity to local schools and downtown attractions makes it an ideal location for convenience and community engagement

18. 2025-08-13
    price $99,000 350-char remark

    Show marketing remark (350 chars)

    Discover this charming one bed, one bath home built in 2021 and nestled near historic downtown Nocona, TX. The open-concept living area with vaulted ceilings and luxury vinyl plank flooring offers a blend of comfort and style. Its proximity to local schools and downtown attractions makes it an ideal location for convenience and community engagement

19. 2025-06-27
    price $115,000 350-char remark

    Show marketing remark (350 chars)

    Discover this charming one bed, one bath home built in 2021 and nestled near historic downtown Nocona, TX. The open-concept living area with vaulted ceilings and luxury vinyl plank flooring offers a blend of comfort and style. Its proximity to local schools and downtown attractions makes it an ideal location for convenience and community engagement

20. 2025-05-15
    status Active 350-char remark

    Show marketing remark (350 chars)

    Discover this charming one bed, one bath home built in 2021 and nestled near historic downtown Nocona, TX. The open-concept living area with vaulted ceilings and luxury vinyl plank flooring offers a blend of comfort and style. Its proximity to local schools and downtown attractions makes it an ideal location for convenience and community engagement

21. 2025-05-12
    historical Active Option Contract 350-char remark

    Show marketing remark (350 chars)

    Discover this charming one bed, one bath home built in 2021 and nestled near historic downtown Nocona, TX. The open-concept living area with vaulted ceilings and luxury vinyl plank flooring offers a blend of comfort and style. Its proximity to local schools and downtown attractions makes it an ideal location for convenience and community engagement

22. 2025-04-30
    listed $110,000 Active 350-char remark

    Show marketing remark (350 chars)

    Discover this charming one bed, one bath home built in 2021 and nestled near historic downtown Nocona, TX. The open-concept living area with vaulted ceilings and luxury vinyl plank flooring offers a blend of comfort and style. Its proximity to local schools and downtown attractions makes it an ideal location for convenience and community engagement

ⓘ 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: $1,505 · $125/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$307/yr (+$26/mo · 20.4%)

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

Taxation est. · year 1

• Rental income: $12,982
• − Mortgage interest: −$5,546
• − Property taxes: −$1,505
• − Insurance: −$495
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$2,880
• Taxable income: $479
• Est. tax owed @ 24.0%: −$115
• After-tax cash flow: $1,911/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This charming one-bedroom home, built in 2021, offers a good condition with a good condition score of 75. It has a good kitchen, good exterior, good flooring, good interior walls/paint, good windows, good foundation/structure, good HVAC/mechanicals, and good landscaping/curb appeal. The home is move-in ready and has a good potential for value increase with minor updates.

Value-add opportunities

• Both Paint the interior walls for a fresh look. — Fresh paint enhances the home's appearance and can increase both resale and rental value.
• Both Install new flooring in the kitchen and bathrooms for a modern look. — New flooring can significantly improve the home's appeal and value.
• Rental Add a small outdoor seating area to the front porch. — A cozy outdoor space can attract tenants and increase rental income.
• Resale Upgrade the kitchen appliances to a more modern style. — Modern appliances can make the kitchen more appealing to potential buyers and increase the home's resale value.
• Both Add a small garden or landscaping feature near the front door. — A well-maintained garden can enhance curb appeal and increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the interior walls for a fresh look. — Fresh paint enhances the home's appearance and can increase both resale and rental value. ↑
• Both Install new flooring in the kitchen and bathrooms for a modern look. — New flooring can significantly improve the home's appeal and value. ↑
• Rental Add a small outdoor seating area to the front porch. — A cozy outdoor space can attract tenants and increase rental income. ↑
• Resale Upgrade the kitchen appliances to a more modern style. — Modern appliances can make the kitchen more appealing to potential buyers and increase the home's resale value. ↑
• Both Add a small garden or landscaping feature near the front door. — A well-maintained garden can enhance curb appeal and increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Nocona ISD
• NCES district ID: 4832790
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $37,890
• Composite: 33.79/100
• National rank: #5364
• State rank: #427 of 826 in TX

Livability — Nocona

• Score: 67/100
• State rank: #555
• US rank: #10720

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nocona, TX
• Population (ZIP): 5,725

Population outlook (Montague County) Hauer SSP2

• Today (2025): 18,216 people
• By 2030: 17,603 · -3.4%
• By 2040: 16,451 · -9.7%
• By 2050: 15,424 · -15.3%
• By 2075: 13,365 · -26.6%
• By 2100: 10,998 · -39.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 15% Two or more races 4%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Montague

• 2024 margin: Solid R (+77.7) · D 10.9% · R 88.5%
• 2008→2024 swing: -19.2pp toward R · 2008: -58.5pp · 2024: -77.7pp
• All cycles: 2024: R+77.7 2020: R+76.6 2016: R+77.2 2012: R+70.1 2008: R+58.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.13%
• Current HPI: 183.6308
• 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

-10.0% since first listed

7 events — show timeline

• 2026-04-20 Relisted — NTREIS
• 2026-04-18 Listing Removed — NTREIS
• 2025-08-13 Price Changed $99,000 NTREIS
• 2025-06-27 Price Changed $115,000 NTREIS
• 2025-05-15 Relisted — NTREIS
• 2025-05-12 Contingent — NTREIS
• 2025-04-30 Listed $110,000 NTREIS

Property tax history

+38.1%/yr

Latest (2025): $1,505 · +1.4% YoY. Source: county tax records.