111 Champions Dr · Hallsville, TX 75650

$329,900

3 bd · 2.5 ba · 1,704 sqft · SingleFamily · 4 Days on market

Built 2017 5,401 sqft lot $25/mo HOA · 1% of rent

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Why this score? — see what drove the D 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 +13.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A wonderful Texsun Built home! This home is located in the newest Hallsville Subdivision - Varsity Park! Fantastic floor plan, 3Br/2.5Ba/2Ga on corner lot with large covered patio! You will enjoy granite countertops in the kitchen, natural marble counter tops in all the baths, stainless steel appliances in the kitchen, gas range, sprinkler system, tankless hot water heater, crown moldings, fiber optic internet and more! It is still early enough to have a few paint or flooring choices! Make appt. today!

Key facts

• Pass-through window
• Curb appeal
• Covered back patio

Tags

• GATED AREA
• OPEN CONCEPT FLOOR PLAN
• COVERED BACK PATIO
• PASS-THROUGH WINDOW
• CORNER LOT
• CURB APPEAL

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $300 (about $25/month)

Exterior

• Parking: Attached garage (2 cars); Concrete driveway; Garage faces side
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Brick and stone construction; Composition roof; Slab foundation; Residential property
• Exterior features: Covered patio; Patio; Wood fencing; Landscaped yard

Interior

• Kitchen: Dishwasher; Microwave; Gas range; Gas oven; Granite counters; Pantry; Breakfast bar
• Bedrooms: Total rooms: 3
• Flooring: Hardwood; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Walk-in closet(s); Breakfast bar; Pantry; Granite counters; Blinds; Gas fireplace with gas log in the living room
• Laundry & utility: Tankless gas water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-8 ($-92/yr) — negative.
• To cash-flow at today's rent, offer at most $329k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (13.6% below list).
• Recommended offer: $285k (13.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#117 in TX, #3,765 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Hallsville ISD (town): math 30% / reading 40% proficiency, ranked #490 of 826 in TX (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 168 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago 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, 58% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $285,000 (13.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $86,904
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 S Cypress St	0.37mi	2/1.0 (-1)	1,848 (+8%)	6mo	$93,999	$51	52

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

Projected returns pro-forma

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

5-year hold

• IRR: -16.5%
• Equity multiple: 0.42×
• Total profit: $-53,916
• Equity at exit: $49,189

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-47,454
• Equity at exit: $28,524

Cash invested: $92,372 (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 75650

• Home prices YoY: -27.9%
• Active inventory: 168
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,850 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$367 /mo · $4,400/yr
• Insurance: −$137
• HOA: −$25
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-8

Break-even live

Break-even rent $2,860

Max offer price $328,547

Occupancy floor 95%

Sensitivity live

Price	-10% $179	-5% $86	+0% $-8	+5% $-101	+10% $-194
Rent	-10% $-233	-5% $-120	+0% $-8	+5% $105	+10% $217
Rate	-1.0pp $158	-0.5pp $76	base $-8	+0.5pp $-93	+1.0pp $-180

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 S Cypress St Hallsville, TX	4.0	2.0	1958	$2,850	$1.46	44d	1	0.25mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: watergasinternet

Listing history 4 events

1. 2026-06-21
   days on market $329,900 Active 4 DOM
2. 2026-06-19
   days on market $329,900 Active 2 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   listed $329,900 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: $4,400 · $367/mo
• Projected year-2 tax: $6,037 · $503/mo
• Expected delta: +$1,637/yr (+$136/mo · 37.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,200
• − Mortgage interest: −$18,480
• − Property taxes: −$4,400
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − HOA: −$300
• − Depreciation: −$9,597
• Taxable loss: −$5,698
• Est. tax savings @ 24.0%: +$1,368
• After-tax cash flow: $1,276/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: Hallsville ISD
• NCES district ID: 4822170
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $57,770
• Composite: 31.05/100
• National rank: #6081
• State rank: #490 of 826 in TX

Livability — Hallsville

• Score: 76/100
• State rank: #117
• US rank: #3765

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hallsville, TX
• Population (ZIP): 10,233

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 8% Black 6% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 3% Italian 2% Iranian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.30%
• Current HPI: 163.1524
• 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

+46.6% since first listed

4 events — show timeline

• 2026-06-17 Listed $329,900 LAAR
• 2017-06-07 Sold (Public Records) — Public Records
• 2017-06-06 Sold (MLS) — LAAR
• 2017-03-03 Listed $225,000 LAAR

Property tax history

+43.5%/yr

Latest (2025): $4,400 · +7.2% YoY. Source: county tax records.