1304 S Walnut St · Clarksville, TX 75426

$130,000

3 bd · 2.0 ba · 2,024 sqft · SingleFamily public records · 26 Days on market

Built 1969 0.36 ac lot Est $132k · at est.

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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 +16.2/30.0
• Appreciation +10.0/10.0
• ARV discount +8.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

SOLID BRICK HOME WITH GREAT BONES. 3 GOOD SIZED BEDROOMS 2 FULL BATHS . OPEN LIVING ROOM WITH GAS LOG INSERT, ROOMY KITCHEN WITH A LOT OF CABINET SPACE , BREAKFAST BAR , KITCHEN EATING COMBO. LARGE UTILITY AND MUD ROOM WITH BUILT IN STORAGE CABINETS. 68 X 6 COVERED BACK PORCH TO ENTERTAIN GUEST. 2 CAR ATTACHED CARPORT , 12 X 20 STORAGE OR WORKSHOP BUILDING WITH 10 X 12 COVERED SITTING AREA.

Key facts

• Open living room
• Roomy kitchen
• Kitchen eating combo

Tags

• SOLID BRICK HOME
• OPEN LIVING ROOM
• ROOMY KITCHEN
• BREAKFAST BAR
• KITCHEN EATING COMBO
• LARGE UTILITY ROOM

Property features AI

Finance

• Financial info: Listing terms: Cash, Conventional; Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Carport with 2 spaces; 2 covered parking spaces; Driveway and on-street parking; Garage approximately 19 ft wide by 21 ft long
• Utilities: City water; City sewer; Natural gas available; Individual gas meter; Electricity available; Cable available; Curbs
• Home design: Single-family residence; One-story; Property attached
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1969
• Exterior features: Covered porch(es); Covered patio/porch; Chain link and metal fencing; Many trees; Interior lot; Acreage (less than 0.5 acre)

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven
• Bedrooms: Primary bedroom on main level with separate shower; Two additional bedrooms on main level
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Electric heating; Gas jets and natural gas available; Central air; Ceiling fans; Attic fan
• Interior features: Eat-in kitchen; Cable TV available; One living area; One dining area; Accessible full bath; Room count 7; Breakfast bar and built-in cabinets in kitchen
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room with built-in cabinets and sink

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $68 ($819/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 $128k (1.6% below list).
• Recommended offer: $128k (1.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#523 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living 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: 87 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 $14k of equity ($899 loan paydown + $13k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,983 (1.6% below list)

Questions for the listing agent

1. Built in 1969 — 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. 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?
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: 0.98% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $131,560
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 W 4th St	0.35mi	3/2.0	2,161 (+7%)	6mo	$140,000	$65	67
2001 S Delaware St	0.43mi	3/2.0	2,301 (+14%)	6mo	$184,900	$80	52
1100 W Jackson St	0.63mi	3/3.0	2,321 (+15%)	3mo	$74,900	$32	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 3.07×
• Total profit: $75,196
• Equity at exit: $117,114

10-year hold

• IRR: 22.8%
• Equity multiple: 6.99×
• Total profit: $218,113
• Equity at exit: $252,561

Cash invested: $36,400 (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 75426

• Home prices YoY: 11.5%
• Active inventory: 87
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,280 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$207 /mo · $2,483/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $68

Break-even live

Break-even rent $1,193

Max offer price $130,000

Occupancy floor 90%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $130,000 Active 26 DOM
2. 2026-06-18
   days on market $130,000 Active 25 DOM
3. 2026-06-17
   days on market $130,000 Active 24 DOM
4. 2026-06-16
   days on market $130,000 Active 23 DOM
5. 2026-06-15
   days on market $130,000 Active 22 DOM
6. 2026-06-14
   days on market $130,000 Active 20 DOM
7. 2026-06-12
   days on market $130,000 Active 19 DOM
8. 2026-06-09
   days on market $130,000 Active 16 DOM
9. 2026-06-08
   days on market $130,000 Active 15 DOM
10. 2026-06-07
    days on market $130,000 Active 14 DOM
11. 2026-06-07
    days on market $130,000 Active 13 DOM
12. 2026-06-03
    days on market $130,000 Active 10 DOM
13. 2026-06-03
    status $130,000 Active 9 DOM
14. 2026-05-20
    status Pending
15. 2026-05-11
    listed $130,000 Active
16. 1994-01-12
    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: $2,483 · $207/mo
• Projected year-2 tax: $2,483 · $207/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $15,358
• − Mortgage interest: −$7,282
• − Property taxes: −$2,483
• − Insurance: −$650
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$3,782
• Taxable loss: −$1,296
• Est. tax savings @ 24.0%: +$311
• After-tax cash flow: $1,130/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 — Clarksville

• Score: 67/100
• State rank: #523
• US rank: #10265

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksville, TX
• Population (ZIP): 4,199

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 52% Black 40% Hispanic / Latino 5% Two or more races 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

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: ▲ 17.13%
• Current HPI: 166.5937
• 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

3 events — show timeline

• 2026-05-20 Pending — NTREIS
• 2026-05-11 Listed $130,000 NTREIS
• 1994-01-12 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,483 · +8.3% YoY. Source: county tax records.