701 N Magnolia Ave · Hubbard, TX 76648

$102,500

2 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 1 Days on market

Built 1930 10,498 sqft 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 +9.5/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This is the type of property investors or flippers are looking for to remodel to take advantage of the active rental market in Hubbard. It is a 2 bedroom 1 bath, but bigger than it looks with extra dining areas. Some wood floors needing refinishing as well as old laminate that need to be replaced. Big back porch utility room has space to add another bath if necessary. Front covered concrete porch and back covered porch deck. Tall chain link fenced back area. Pecan trees in yard add to the shade for the home. Being a corner lot is always an advantage.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1930

Property features AI

Finance

• Financial info: No second mortgage; Treat as clear loan type
• HOA & community: No homeowners association

Exterior

• Parking: 2 covered parking spaces; Driveway; 2-car garage (approx. 24' wide x 20' deep)
• Utilities: City water; Electricity connected; Alley access; Curbs and sidewalk
• Home design: Single family residence (residential); Attached property; Built in 1930; Located on less than 0.5 acre lot
• Construction: Composition roof; Pillar/post/pier foundation
• Exterior features: Covered deck; Covered porch(es); Covered patio/porch

Interior

• Kitchen: Electric range
• Bedrooms: 2 bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: Laminate flooring; Vinyl flooring; Wood flooring
• Bathrooms: 12 full bathrooms
• Heating & cooling: Ceiling fan(s); Window unit(s); Space heater
• Interior features: High-speed internet available; 6 total rooms; One-level layout; 1 living area; 2 dining areas
• Laundry & utility: Utility room with full-size washer/dryer area; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $102k).

Location & tenants

• Location reads 63/100 on livability (#839 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: amenities F, commute F, employment F.
• Hubbard ISD (rural): math 28% / reading 44% proficiency, ranked #506 of 826 in TX (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hubbard El (math 27% / reading 42%, grade F, #1,995 of 4,322 statewide, top 50%, 218 students, 68% FRL).
• Market conditions: 62 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 65 units permitted in Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($709 loan paydown + $9k appreciation (8.9% local appreciation)).
• Hill County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.9% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; 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 $102,500

Questions for the listing agent

1. Built in 1930 — 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: 1.51% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.06%
• DSCR: 1.89
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.5%
• Equity multiple: 3.76×
• Total profit: $79,137
• Equity at exit: $84,582

10-year hold

• IRR: 32.8%
• Equity multiple: 8.23×
• Total profit: $207,643
• Equity at exit: $174,734

Cash invested: $28,700 (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 76648

• Home prices YoY: 4.2%
• Active inventory: 62
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$538
• Tax from tax record: −$164 /mo · $1,973/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $480

Break-even live

Break-even rent $943

Max offer price $102,500

Occupancy floor 64%

Sensitivity live

Price	-10% $538	-5% $509	+0% $480	+5% $451	+10% $422
Rent	-10% $357	-5% $419	+0% $480	+5% $541	+10% $602
Rate	-1.0pp $531	-0.5pp $506	base $480	+0.5pp $453	+1.0pp $426

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: $25,625
• Closing costs: $3,075
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
910 N Magnolia Ave Hubbard, TX	3.0	2.0	1432	$1,550	$1.08	13d	1	0.30mi

Listing history 2 events

1. 2026-06-14
   remarks 556-char remark
2. 2026-06-14
   listed $102,500 Pending 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: $1,973 · $164/mo
• Projected year-2 tax: $1,973 · $164/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $18,600
• − Mortgage interest: −$5,742
• − Property taxes: −$1,973
• − Insurance: −$512
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$2,982
• Taxable income: $4,415
• Est. tax owed @ 24.0%: −$1,060
• After-tax cash flow: $4,698/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: Hubbard ISD
• NCES district ID: 4823730
• Math proficiency: 28% ▼ -5.00%
• Reading proficiency: 44% ▲ 4.00%
• Median HH income: $42,664
• Composite: 30.42/100
• National rank: #6243
• State rank: #506 of 826 in TX

Livability — Hubbard

• Score: 63/100
• State rank: #839
• US rank: #15119

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hubbard, TX
• City population: 2,922
• Population (ZIP): 2,922

Population outlook (Hill County) Hauer SSP2

• Today (2025): 34,013 people
• By 2030: 33,289 · -2.1%
• By 2040: 31,688 · -6.8%
• By 2050: 30,100 · -11.5%
• By 2075: 26,818 · -21.2%
• By 2100: 22,918 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 17% Black 11% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 3% Other Asian/Pacific 1%

Political lean MEDSL · Hill

• 2024 margin: Solid R (+64.4) · D 17.5% · R 81.8%
• 2008→2024 swing: -23.0pp toward R · 2008: -41.4pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+60.7 2016: R+58.4 2012: R+53.0 2008: R+41.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.95%
• Current HPI: 223.2919
• 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

• 2026-06-13 Pending — NTREIS
• 2026-06-08 Listed $102,500 NTREIS
• 2005-05-10 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,973 · +10.4% YoY. Source: county tax records.