206 N Short St · Clarksville, TX 75426

$35,000

3 bd · 1.5 ba · 1,582 sqft · SingleFamily public records · 92 Days on market

Built 1934 10,019 sqft lot $22/sqft · 59% below area ↓ 30% since listing

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

3-1 in Clarksville, TX. CALLING FIX AND FLIP INVESTORS FOR THIS ONE HERE, EVEN BUY AND HOLD. DON'T MISS THIS SINGLE FAMILY INVESTMENT.

Key facts

• 0.23 acre lot
• Garage
• Built 1934

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $706 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.
• Cap rate 30.5% vs local median 6.1% in Clarksville — 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 (#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 $4k of equity ($242 loan paydown + $4k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $31,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 3.43% ✓
• Cap rate: 30.49%
• Cash-on-cash: 86.41%
• DSCR: 4.84
• GRM: 2.4

CMA / ARV

• ARV (median comp): $84,931
• List price: $35,000
• Delta: -58.79%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 S Locust St	0.64mi	3/1.0	1,346 (-15%)	3mo	$74,900	$56	41

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: 95.8%
• Equity multiple: 7.53×
• Total profit: $64,028
• Equity at exit: $31,531

10-year hold

• IRR: 90.9%
• Equity multiple: 16.64×
• Total profit: $153,240
• Equity at exit: $67,997

Cash invested: $9,800 (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 75426

• Home prices YoY: 11.5%
• Active inventory: 87
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $706

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 36%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $35,000 Active 92 DOM
2. 2026-06-18
   days on market $35,000 Active 91 DOM
3. 2026-06-17
   days on market $35,000 Active 90 DOM
4. 2026-06-16
   days on market $35,000 Active 89 DOM
5. 2026-06-15
   days on market $35,000 Active 88 DOM
6. 2026-06-14
   days on market $35,000 Active 86 DOM
7. 2026-06-12
   days on market $35,000 Active 85 DOM
8. 2026-06-09
   days on market $35,000 Active 82 DOM
9. 2026-06-08
   days on market $35,000 Active 81 DOM
10. 2026-06-07
    days on market $35,000 Active 80 DOM
11. 2026-06-07
    days on market $35,000 Active 79 DOM
12. 2026-06-03
    days on market $35,000 Active 76 DOM
13. 2026-06-02
    days on market $35,000 Active 75 DOM
14. 2026-06-01
    days on market $35,000 Active 74 DOM
15. 2026-05-31
    days on market $35,000 Active 73 DOM
16. 2026-05-30
    days on market $35,000 Active 72 DOM
17. 2026-04-30
    soldstatus
18. 2026-04-30
    soldstatus
19. 2026-04-02
    price $35,000 134-char remark

    Show marketing remark (134 chars)

    3-1 in Clarksville, TX. CALLING FIX AND FLIP INVESTORS FOR THIS ONE HERE, EVEN BUY AND HOLD. DON'T MISS THIS SINGLE FAMILY INVESTMENT.

20. 2026-03-19
    listed $50,000 Active 134-char remark

    Show marketing remark (134 chars)

    3-1 in Clarksville, TX. CALLING FIX AND FLIP INVESTORS FOR THIS ONE HERE, EVEN BUY AND HOLD. DON'T MISS THIS SINGLE FAMILY INVESTMENT.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 22 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: $14,394
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$1,018
• Taxable income: $8,412
• Est. tax owed @ 24.0%: −$2,019
• After-tax cash flow: $6,450/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

-30.0% since first listed

4 events — show timeline

• 2026-04-30 Sold (Public Records) — Public Records
• 2026-04-30 Sold (Public Records) — Public Records
• 2026-04-02 Price Changed $35,000 NTREIS
• 2026-03-19 Listed $50,000 NTREIS

Property tax history

+11.7%/yr

Latest (2025): $2,318 · -15.2% YoY. Source: county tax records.