2620 Crescent Dr · Vernon, TX 76384

$135,000

3 bd · 1.0 ba · 1,552 sqft · SingleFamily public records · 41 Days on market

Built 1961

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 2-bath brick home offering 1,552 sq ft in Vernon. Welcoming entry or formal living flows into dining and galley-style kitchen. Spacious second living area features a cozy, wood-burning fireplace. Bedrooms are privately situated and freshly painted. Hall bath includes tub/shower combo, updated commode and vanity plus built-in vanity and storage. Primary suite offers private bath. Covered patio, storage shed, alley access, and slab perfect for a carport or shop.

Key facts

• Alley access
• Galley-style kitchen
• Covered patio

Tags

• BRICK HOME
• GALLEY-STYLE KITCHEN
• WOOD-BURNING FIREPLACE
• COVERED PATIO
• STORAGE SHED
• ALLEY ACCESS

Property features AI

Exterior

• Home design: Single-family residence
• Construction: Property classified as Residential, Single Family
• Exterior features: Located in Vernon subdivision listed as Not Applicable

Interior

• Bedrooms: Single-family residence (number of bedrooms not provided)
• Interior features: Residential single-family interior

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $987 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,078 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D, schools F.
• Vernon ISD (town): math 27% / reading 29% proficiency, ranked #673 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 19 units permitted in Wilbarger County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wilbarger County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1961 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.85% ✓
• Cap rate: 15.07%
• Cash-on-cash: 31.33%
• DSCR: 2.39
• GRM: 4.5

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: 26.2%
• Equity multiple: 2.09×
• Total profit: $41,052
• Equity at exit: $20,129

10-year hold

• IRR: 33.9%
• Equity multiple: 4.09×
• Total profit: $116,975
• Equity at exit: $11,672

Cash invested: $37,800 (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 76384

• Active inventory: 26
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$224 /mo · $2,687/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $987

Break-even live

Break-even rent $1,251

Max offer price $135,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,063	-5% $1,025	+0% $987	+5% $949	+10% $910
Rent	-10% $789	-5% $888	+0% $987	+5% $1,086	+10% $1,184
Rate	-1.0pp $1,055	-0.5pp $1,021	base $987	+0.5pp $952	+1.0pp $916

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2631 Sunset Dr Vernon, TX	3.0	2.0	1907	$2,500	$1.31	44d	1	0.02mi

Listing history 23 events

1. 2026-06-03
   days on market $135,000 Active 41 DOM
2. 2026-06-02
   days on market $135,000 Active 40 DOM
3. 2026-06-01
   days on market $135,000 Active 39 DOM
4. 2026-05-31
   days on market $135,000 Active 38 DOM
5. 2026-04-03
   listed $135,000 Active 484-char remark
6. 2026-02-27
   historical
7. 2026-02-25
   listed $64,900 Active
8. 2026-02-18
   historical
9. 2026-02-13
   price $64,900
10. 2026-02-05
    price $71,900
11. 2026-01-27
    price $74,800
12. 2026-01-14
    price $74,900
13. 2026-01-05
    listed $79,900 Active
14. 2025-12-31
    historical
15. 2025-12-31
    price $79,900
16. 2025-12-12
    price $89,900
17. 2025-12-04
    price $94,500
18. 2025-11-26
    price $99,900
19. 2025-11-21
    price $109,999
20. 2025-11-12
    listed $119,900 Active
21. 2008-11-05
    soldstatus
22. 2008-09-12
    soldstatus
23. 2007-09-21
    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: $2,687 · $224/mo
• Projected year-2 tax: $2,687 · $224/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $30,000
• − Mortgage interest: −$7,562
• − Property taxes: −$2,687
• − Insurance: −$675
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$3,927
• Taxable income: $10,349
• Est. tax owed @ 24.0%: −$2,484
• After-tax cash flow: $9,359/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: Vernon ISD
• NCES district ID: 4844110
• Math proficiency: 27% ▼ -3.00%
• Reading proficiency: 29% ▲ 1.00%
• Median HH income: $41,161
• Composite: 23.7/100
• National rank: #7832
• State rank: #673 of 826 in TX

Livability — Vernon

• Score: 60/100
• State rank: #1078
• US rank: #19117

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vernon, TX
• City population: 12,239
• Population (ZIP): 12,239

Population outlook (Wilbarger County) Hauer SSP2

• Today (2025): 12,496 people
• By 2030: 12,234 · -2.1%
• By 2040: 11,769 · -5.8%
• By 2050: 11,375 · -9.0%
• By 2075: 10,532 · -15.7%
• By 2100: 9,071 · -27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 54% Hispanic / Latino 31% Two or more races 17% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 81% English-only · Spanish 17% Other Asian/Pacific 1%

Political lean MEDSL · Wilbarger

• 2024 margin: Solid R (+60.6) · D 19.3% · R 79.9%
• 2008→2024 swing: -14.3pp toward R · 2008: -46.3pp · 2024: -60.6pp
• All cycles: 2024: R+60.6 2020: R+56.8 2016: R+57.5 2012: R+49.9 2008: R+46.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.65%
• Current HPI: 110.9147
• 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

+12.6% since first listed

21 events — show timeline

• 2026-06-11 Sold (MLS) — WFAOR
• 2026-06-04 Delisted — WFAOR
• 2026-04-03 Listed $135,000 WFAOR
• 2026-02-27 Listing Removed — NTREIS
• 2026-02-25 Listed $64,900 NTREIS
• 2026-02-18 Listing Removed — NTREIS
• 2026-02-13 Price Changed $64,900 NTREIS
• 2026-02-05 Price Changed $71,900 NTREIS
• 2026-01-27 Price Changed $74,800 NTREIS
• 2026-01-14 Price Changed $74,900 NTREIS
• 2026-01-05 Listed $79,900 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-12-31 Price Changed $79,900 NTREIS
• 2025-12-12 Price Changed $89,900 NTREIS
• 2025-12-04 Price Changed $94,500 NTREIS
• 2025-11-26 Price Changed $99,900 NTREIS
• 2025-11-21 Price Changed $109,999 NTREIS
• 2025-11-12 Listed $119,900 NTREIS
• 2008-11-05 Sold (Public Records) — Public Records
• 2008-09-12 Sold (Public Records) — Public Records
• 2007-09-21 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,687 · +4.3% YoY. Source: county tax records.