613 S Gorst St · Clarendon, TX 79226

$140,000

4 bd · 1.0 ba · 1,982 sqft · SingleFamily public records · 187 Days on market

Built 1995 $71/sqft · 32% below area Est $205k · 32% under

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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 +19.1/30.0
• ARV discount +15.0/15.0
• Appreciation +6.8/10.0
• DSCR +6.0/10.0
• 1% rule +4.9/10.0
• 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

Room to grow in this 4/2/2 home filled with space and versatility. A great kitchen and living area anchors the home, complemented by an oversized laundry room you'll love. The garage/workshop is perfect for multiple uses, and the spacious owner's suite delivers comfort and privacy.

Key facts

• Garage workshop
• 2 garage spots
• Listed 186 days

Tags

• OVERSIZED LAUNDRY ROOM
• GARAGE WORKSHOP
• SPACIOUS OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/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 $138k (1.3% below list).
• Recommended offer: $123k (12.0% 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.
• Zoned schools: Clarendon El (math 47% / reading 57%, grade C-, #742 of 4,322 statewide, top 19%, 215 students, 61% FRL); Clarendon J H (math 52% / reading 47%, grade C, #356 of 1,662 statewide, top 23%, 88 students, 56% FRL); Clarendon H S (math 54% / reading 64%, grade C+, #275 of 1,632 statewide, top 19%, 131 students, 33% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 49 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 $6k of equity ($968 loan paydown + $5k 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 $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 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. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 8.4

CMA / ARV

• ARV (median comp): $204,598
• List price: $140,000
• Delta: -31.57%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.4%
• Equity multiple: 1.80×
• Total profit: $31,190
• Equity at exit: $68,197

10-year hold

• IRR: 14.9%
• Equity multiple: 3.35×
• Total profit: $91,973
• Equity at exit: $109,375

Cash invested: $39,200 (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: 49
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$152 /mo · $1,822/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $147

Break-even live

Break-even rent $1,195

Max offer price $140,000

Occupancy floor 84%

Sensitivity live

Price	-10% $227	-5% $187	+0% $147	+5% $108	+10% $68
Rent	-10% $38	-5% $93	+0% $147	+5% $202	+10% $257
Rate	-1.0pp $218	-0.5pp $183	base $147	+0.5pp $111	+1.0pp $74

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $140,000 Active 187 DOM
2. 2026-06-21
   days on market $140,000 Active 186 DOM
3. 2026-06-21
   days on market $140,000 Active 185 DOM
4. 2026-06-18
   days on market $140,000 Active 183 DOM
5. 2026-06-17
   days on market $140,000 Active 182 DOM
6. 2026-06-16
   days on market $140,000 Active 181 DOM
7. 2026-06-15
   days on market $140,000 Active 180 DOM
8. 2026-06-13
   days on market $140,000 Active 178 DOM
9. 2026-06-12
   days on market $140,000 Active 177 DOM
10. 2026-06-09
    days on market $140,000 Active 174 DOM
11. 2026-06-08
    days on market $140,000 Active 173 DOM
12. 2026-06-08
    days on market $140,000 Active 172 DOM
13. 2026-06-07
    days on market $140,000 Active 171 DOM
14. 2026-06-03
    days on market $140,000 Active 168 DOM
15. 2026-06-02
    days on market $140,000 Active 167 DOM
16. 2026-06-01
    days on market $140,000 Active 166 DOM
17. 2026-05-31
    days on market $140,000 Active 165 DOM
18. 2025-12-17
    listed $140,000 Active 282-char remark

    Show marketing remark (282 chars)

    Room to grow in this 4/2/2 home filled with space and versatility. A great kitchen and living area anchors the home, complemented by an oversized laundry room you'll love. The garage/workshop is perfect for multiple uses, and the spacious owner's suite delivers comfort and privacy.

19. 2019-12-30
    soldstatus
20. 2018-01-03
    soldstatus
21. 2016-07-11
    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: $1,822 · $152/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$740/yr (+$62/mo · 40.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $16,583
• − Mortgage interest: −$7,842
• − Property taxes: −$1,822
• − Insurance: −$700
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$4,073
• Taxable loss: −$507
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $1,890/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

4 events — show timeline

• 2025-12-17 Listed $140,000 AARMLS
• 2019-12-30 Sold (Public Records) — Public Records
• 2018-01-03 Sold (Public Records) — Public Records
• 2016-07-11 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,822 · +4.5% YoY. Source: county tax records.