508 Keasler St · Hughes Springs, TX 75656

$55,900

2 bd · 1.0 ba · 1,100 sqft · SingleFamily · 27 Days on market

Built 1960 Fair condition 0.55 ac lot

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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 +7.8/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Quaint Country Cottage located in Hughes Springs Texas Small storage building conveys with property, seller is retaining larger storage building. City Water is on this property- located 2 blocks from downtown Hughes Springs Texas. Cute frame house with 2 bedrooms and 1 bath. Peaceful rustic style home located close to downtown. Walking distance from restaurants. Mature trees throughout the property. Charming Country Home in Hughes Springs Discover a delightful country home nestled in the inviting town of Hughes Springs, Texas. This cozy residence offers three comfortable bedrooms and a well-maintained bathroom, perfectly suited for a small family or anyone looking to enjoy peaceful living

Key facts

• City water
• Spacious lot
• 0.55 acre lot

Tags

• CITY WATER
• LARGE STORAGE BUILDING
• SPACIOUS LOT

Property features AI

Finance

• Financial info: Annual taxes listed (amount omitted per instructions)

Exterior

• Parking: Detached parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Exterior features: Approximately 0.546-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling; No central heating
• Interior features: Electric water heater; 7 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $56k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $56k).
• Recommended offer: $55k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#257 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Hughes Springs ISD (town): math 43% / reading 46% proficiency, ranked #296 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hughes Springs El (math 41% / reading 43%, grade F, #1,335 of 4,322 statewide, top 33%, 535 students, 67% FRL); Hughes Springs J H (math 37% / reading 42%, grade F, #660 of 1,662 statewide, top 41%, 276 students, 57% FRL); Hughes Springs H S (math 62% / reading 67%, grade B-, #199 of 1,632 statewide, top 14%, 338 students, 49% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 59 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 12 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($386 loan paydown + $3k appreciation (5.7% local appreciation)).
• Cass County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, 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 27 days — a 2% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 27% chance of damaging wind over 30y; 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 $55,061 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.78% ✓
• Cap rate: 14.87%
• Cash-on-cash: 30.65%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $117,700
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 Walnut St	0.75mi	2/1.0	1,172 (+6%)	7mo	$125,000	$107	48

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

Projected returns pro-forma

5.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.5%
• Equity multiple: 3.08×
• Total profit: $32,590
• Equity at exit: $33,942

10-year hold

• IRR: 30.5%
• Equity multiple: 6.28×
• Total profit: $82,674
• Equity at exit: $60,544

Cash invested: $15,652 (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 75656

• Home prices YoY: 3.7%
• Active inventory: 59
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$293
• Tax est. 1.5%: −$70 /mo · $838/yr
• Insurance: −$23
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $275

Break-even live

Break-even rent $647

Max offer price $55,900

Occupancy floor 67%

Sensitivity live

Price	-10% $313	-5% $294	+0% $275	+5% $255	+10% $236
Rent	-10% $196	-5% $235	+0% $275	+5% $314	+10% $353
Rate	-1.0pp $303	-0.5pp $289	base $275	+0.5pp $260	+1.0pp $245

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: $13,975
• Closing costs: $1,677
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 Harrison Hughes Springs, TX	2.0	1.0	1329	$995	$0.75	45d	1	0.18mi

Listing history 9 events

1. 2026-06-10
   statusdays on market $55,900 Pending 27 DOM
2. 2026-06-08
   days on market $55,900 Active 26 DOM
3. 2026-06-08
   days on market $55,900 Active 25 DOM
4. 2026-06-05
   days on market $55,900 Active 23 DOM
5. 2026-06-03
   days on market $55,900 Active 21 DOM
6. 2026-06-02
   days on market $55,900 Active 20 DOM
7. 2026-06-01
   days on market $55,900 Active 19 DOM
8. 2026-05-31
   days on market $55,900 Active 18 DOM
9. 2026-05-13
   listed $55,900 Active

ⓘ 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,940
• − Mortgage interest: −$3,131
• − Property taxes: −$838
• − Insurance: −$1,782
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$1,626
• Taxable income: $2,652
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $2,658/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.

Condition & rehab AI · 17 photos

Fair 45/100 Moderate rehab

This quaint country cottage requires moderate renovations, including painting, new flooring, and updated appliances, to improve its resale and rental value.

Repairs flagged

• Major Kitchen appliances — Old and worn
• Major Flooring — Worn and uneven
• Major Paint — Needs fresh paint in kitchen and bathrooms

Value-add opportunities

• Both Painting — Fresh paint can improve both resale and rental value
• Both New flooring — New flooring can significantly improve both resale and rental value
• Both Kitchen appliances — Upgrading appliances can improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Old and worn	Major	$15,000–50,000
Flooring · Worn and uneven	Major	$15,000–50,000
Paint · Needs fresh paint in kitchen and bathrooms	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Painting — Fresh paint can improve both resale and rental value ↑
• Both New flooring — New flooring can significantly improve both resale and rental value ↑
• Both Kitchen appliances — Upgrading appliances can improve both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hughes Springs ISD
• NCES district ID: 4823850
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $39,202
• Composite: 37.19/100
• National rank: #4474
• State rank: #296 of 826 in TX

Livability — Hughes Springs

• Score: 72/100
• State rank: #257
• US rank: #5944

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hughes Springs, TX
• Population (ZIP): 4,657

Population outlook (Cass County) Hauer SSP2

• Today (2025): 29,998 people
• By 2030: 29,583 · -1.4%
• By 2040: 28,512 · -5.0%
• By 2050: 27,230 · -9.2%
• By 2075: 24,917 · -16.9%
• By 2100: 21,582 · -28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 18% Two or more races 7% Hispanic / Latino 6% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+65.7) · D 17.0% · R 82.7%
• 2008→2024 swing: -25.2pp toward R · 2008: -40.4pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+59.1 2016: R+59.7 2012: R+49.5 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.66%
• Current HPI: 158.9983
• 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

1 event — show timeline

• 2026-05-13 Listed $55,900 LAAR