316 S Bouldin · Hamilton, TX 76531

$99,950

3 bd · 1.0 ba · 1,242 sqft · SingleFamily public records · 6 Days on market

Built 1970 10,000 sqft lot Est $197k · 49% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.0/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special with Endless Potential! Calling all investors, flippers, and DIY enthusiasts! This property at 316 Bouldin Street in Hamilton offers an excellent opportunity to add value and build equity. Situated on a city lot in an established neighborhood, this home is ready for renovation and transformation. Whether you're looking for your next fix-and-flip project, rental investment, or affordable starter home renovation, the possibilities are endless. The property features a convenient in-town location with easy access to schools, shopping, dining, and downtown Hamilton. With solid bones and plenty of potential, this is the perfect chance to bring your vision to life and create a profitable investment. Opportunities like this don't come around often—schedule your showing today and see the potential for yourself! Property is being sold as-is. Buyer to verify all information.

Key facts

• In-town location
• 0.23 acre lot
• Parking

Tags

• IN-TOWN LOCATION
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Property is not attached and has no accessory unit; Parcel identifier available
• HOA & community: No association

Exterior

• Parking: Attached carport; Covered carport (1 space); Driveway
• Utilities: City water; City sewer; Electric service
• Home design: Single family residence; Residential property; One story; Entry level: 1; Facing direction: Not specified
• Construction: Built in 1970 (preowned); Aluminum siding; Metal roof; Slab foundation
• Exterior features: Asphalt access; City water; City sewer; Lot less than 0.5 acre; Subdivision: Pleasant Acres; Directions available

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: Primary bedroom (level 1) with walk-in closet; Bedroom (level 1) with walk-in closet; Bedroom (level 1) with walk-in closet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Eat-in kitchen; One living area; One dining area; Room count: 4
• Laundry & utility: Utility room; Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.5% vs local median 2.9% in Hamilton — 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 73/100 on livability (#210 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Hamilton ISD (town): math 50% / reading 50% proficiency, ranked #192 of 826 in TX (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ann Whitney El (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 397 students, 60% FRL).
• Market conditions: 117 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 24 units permitted in Hamilton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($692 loan paydown + $10k appreciation (10.0% local appreciation)).
• Hamilton County population projected at -21% 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 wind risk, 27% chance of damaging wind over 30y; 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 $99,950

Questions for the listing agent

1. Built in 1970 — 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. 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.
4. 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.
5. 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: 1.40% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.53%
• DSCR: 1.82
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $197,478
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1202 Oak Ridge Ln	0.24mi	3/1.5	1,239 (-0%)	8mo	$160,000	$129	80
604 E Gentry	0.46mi	3/1.0	1,215 (-2%)	5mo	$125,000	$103	71
405 S Bouldin St	0.10mi	3/2.0	1,388 (+12%)	4mo	$239,000	$172	68
605 S Wieser St	0.06mi	3/2.0	1,413 (+14%)	16mo	$225,000	$159	57
402 S Williams St	0.33mi	2/2.0 (-1)	1,352 (+9%)	10mo	$225,000	$166	53
818 E Boynton	0.37mi	2/2.0 (-1)	1,266 (+2%)	23mo	$150,000	$118	52
615 E Ross St	0.36mi	2/1.0 (-1)	1,092 (-12%)	14mo	$198,000	$181	46

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: 38.1%
• Equity multiple: 3.93×
• Total profit: $81,970
• Equity at exit: $90,043

10-year hold

• IRR: 32.8%
• Equity multiple: 8.85×
• Total profit: $219,758
• Equity at exit: $194,181

Cash invested: $27,986 (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 76531

• Home prices YoY: 17.5%
• Active inventory: 117
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$104 /mo · $1,249/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $432

Break-even live

Break-even rent $848

Max offer price $99,950

Occupancy floor 64%

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: $24,988
• Closing costs: $2,998
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 E Ross St Hamilton, TX	3.0	2.0	1341	$1,395	$1.04	14d	1	0.41mi

Listing history 6 events

1. 2026-06-18
   days on market $99,950 Active 6 DOM
2. 2026-06-17
   days on market $99,950 Active 5 DOM
3. 2026-06-16
   days on market $99,950 Active 4 DOM
4. 2026-06-15
   days on market $99,950 Active 3 DOM
5. 2026-06-12
   remarks 699-char remark
6. 2026-06-12
   listed $99,950 Active 1 DOM

ⓘ 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: $1,249 · $104/mo
• Projected year-2 tax: $1,829 · $152/mo
• Expected delta: +$580/yr (+$48/mo · 46.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $16,740
• − Mortgage interest: −$5,599
• − Property taxes: −$1,249
• − Insurance: −$500
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$2,908
• Taxable income: $3,807
• Est. tax owed @ 24.0%: −$914
• After-tax cash flow: $4,273/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: Hamilton ISD
• NCES district ID: 4822230
• Math proficiency: 50% ▲ 1.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $43,597
• Composite: 42.18/100
• National rank: #3293
• State rank: #192 of 826 in TX

Livability — Hamilton

• Score: 73/100
• State rank: #210
• US rank: #5259

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamilton, TX
• Population (ZIP): 4,673

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 7,553 people
• By 2030: 7,212 · -4.5%
• By 2040: 6,566 · -13.1%
• By 2050: 5,976 · -20.9%
• By 2075: 5,077 · -32.8%
• By 2100: 4,196 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 13% Two or more races 11% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 9% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 9% Russian/Polish/Slavic 1%

Political lean MEDSL · Hamilton

• 2024 margin: Solid R (+71.3) · D 14.0% · R 85.3%
• 2008→2024 swing: -18.0pp toward R · 2008: -53.3pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+68.4 2016: R+71.4 2012: R+65.5 2008: R+53.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.83%
• Current HPI: 226.8273
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-12 Listed $99,950 NTREIS
• 2026-06-11 Listed $99,950 CTXMLS
• 2013-11-01 Sold (Public Records) — Public Records
• 1982-02-23 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,249 · +13.0% YoY. Source: county tax records.