220 County Road 3837 · Hawkins, TX 75765

$185,000

3 bd · 2.0 ba · 504 sqft · SingleFamily public records · 224 Days on market

Built 1985

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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 +14.2/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming Country Living with Income Potential – Hawkins ISD. MULTI HOME PROPERTY! Discover the perfect blend of comfort and convenience with this well-maintained mobile home situated on just over an acre in the Hawkins School District. Located just off Highway 80, this property offers easy access to nearby schools, shopping, and local amenities while providing the peace and privacy of country living. The main home features a cozy, functional layout with plenty of natural light and space for comfortable family living. In addition, there’s a separate mother-in-law trailer—ideal for guests, extended family, or potential rental income. Outside, you’ll find a small storage building perfect for tools, lawn equipment, or hobby space. With ample room to garden, add a workshop, or simply enjoy the open space, this property offers endless possibilities. Property Highlights: Just over 1 acre of land Main mobile home plus mother-in-law trailer Small storage building for extra storage Hawkins ISD Convenient Highway 80 access Peaceful rural setting with great potential Whether you’re looking for a starter home, investment opportunity, or a peaceful retreat with space to grow, this property checks all the boxes. Schedule your showing today and see all this unique property has to offer!

Key facts

• Hawkins isd
• Income potential
• Highway 80 access

Tags

• INCOME POTENTIAL
• MOTHER-IN-LAW TRAILER
• SMALL STORAGE BUILDING
• HAWKINS ISD
• HIGHWAY 80 ACCESS
• RURAL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $30 ($364/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (20.4% below list).
• Recommended offer: $147k (20.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#196 in TX, #4,982 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F, employment D-.
• Hawkins ISD (rural): math 42% / reading 43% proficiency, ranked #339 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hawkins El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 383 students, 64% FRL); Hawkins H S / Middle (math 39% / reading 42%, grade F, #798 of 1,632 statewide, top 49%, 386 students, 59% FRL).
• Market conditions: 218 active listings in the ZIP; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.1% local appreciation)).
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $147,271 (20.4% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.80% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.48×
• Total profit: $25,096
• Equity at exit: $84,191

10-year hold

• IRR: 10.9%
• Equity multiple: 2.65×
• Total profit: $85,400
• Equity at exit: $130,536

Cash invested: $51,800 (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 75765

• Home prices YoY: 1.3%
• Active inventory: 218
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,473 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$86 /mo · $1,031/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $30

Break-even live

Break-even rent $1,434

Max offer price $185,000

Occupancy floor 93%

Sensitivity live

Price	-10% $135	-5% $83	+0% $30	+5% $-22	+10% $-74
Rent	-10% $-86	-5% $-28	+0% $30	+5% $88	+10% $147
Rate	-1.0pp $123	-0.5pp $77	base $30	+0.5pp $-18	+1.0pp $-66

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $185,000 Active 224 DOM
2. 2026-06-18
   days on market $185,000 Active 223 DOM
3. 2026-06-17
   days on market $185,000 Active 222 DOM
4. 2026-06-16
   days on market $185,000 Active 221 DOM
5. 2026-06-15
   days on market $185,000 Active 220 DOM
6. 2026-06-14
   days on market $185,000 Active 218 DOM
7. 2026-06-13
   days on market $185,000 Active 217 DOM
8. 2026-06-10
   days on market $185,000 Active 215 DOM
9. 2026-06-09
   days on market $185,000 Active 214 DOM
10. 2026-06-08
    days on market $185,000 Active 213 DOM
11. 2026-06-07
    days on market $185,000 Active 212 DOM
12. 2026-06-05
    days on market $185,000 Active 209 DOM
13. 2026-06-03
    days on market $185,000 Active 208 DOM
14. 2026-06-02
    days on market $185,000 Active 207 DOM
15. 2026-06-01
    days on market $185,000 Active 206 DOM
16. 2026-05-31
    days on market $185,000 Active 205 DOM
17. 2026-05-30
    days on market $185,000 Active 204 DOM
18. 2026-03-02
    price $185,000 1321-char remark

    Show marketing remark (1321 chars)

    Charming Country Living with Income Potential – Hawkins ISD. MULTI HOME PROPERTY! Discover the perfect blend of comfort and convenience with this well-maintained mobile home situated on just over an acre in the Hawkins School District. Located just off Highway 80, this property offers easy access to nearby schools, shopping, and local amenities while providing the peace and privacy of country living. The main home features a cozy, functional layout with plenty of natural light and space for comfortable family living. In addition, there’s a separate mother-in-law trailer—ideal for guests, extended family, or potential rental income. Outside, you’ll find a small storage building perfect for tools, lawn equipment, or hobby space. With ample room to garden, add a workshop, or simply enjoy the open space, this property offers endless possibilities. Property Highlights: Just over 1 acre of land Main mobile home plus mother-in-law trailer Small storage building for extra storage Hawkins ISD Convenient Highway 80 access Peaceful rural setting with great potential Whether you’re looking for a starter home, investment opportunity, or a peaceful retreat with space to grow, this property checks all the boxes. Schedule your showing today and see all this unique property has to offer!

19. 2025-11-07
    listed $195,000 Active 1321-char remark

    Show marketing remark (1321 chars)

    Charming Country Living with Income Potential – Hawkins ISD. MULTI HOME PROPERTY! Discover the perfect blend of comfort and convenience with this well-maintained mobile home situated on just over an acre in the Hawkins School District. Located just off Highway 80, this property offers easy access to nearby schools, shopping, and local amenities while providing the peace and privacy of country living. The main home features a cozy, functional layout with plenty of natural light and space for comfortable family living. In addition, there’s a separate mother-in-law trailer—ideal for guests, extended family, or potential rental income. Outside, you’ll find a small storage building perfect for tools, lawn equipment, or hobby space. With ample room to garden, add a workshop, or simply enjoy the open space, this property offers endless possibilities. Property Highlights: Just over 1 acre of land Main mobile home plus mother-in-law trailer Small storage building for extra storage Hawkins ISD Convenient Highway 80 access Peaceful rural setting with great potential Whether you’re looking for a starter home, investment opportunity, or a peaceful retreat with space to grow, this property checks all the boxes. Schedule your showing today and see all this unique property has to offer!

20. 2020-02-20
    soldstatus
21. 2020-02-19
    soldstatus 286-char remark

    Show marketing remark (286 chars)

    Very well maintained home with a large fenced backyard, storage shed, with easy access to Mineola and Hawkins. 3 bedrooms, 2 full baths, large garden tub in master, full size utility room, new stove in kitchen, wood burning fireplace. Call and make your appointment today for a showing.

22. 2020-01-12
    listed $84,900 286-char remark

    Show marketing remark (286 chars)

    Very well maintained home with a large fenced backyard, storage shed, with easy access to Mineola and Hawkins. 3 bedrooms, 2 full baths, large garden tub in master, full size utility room, new stove in kitchen, wood burning fireplace. Call and make your appointment today for a showing.

23. 2018-02-16
    soldstatus
24. 2018-02-16
    soldstatus
25. 2018-01-25
    listed $79,000
26. 2015-03-11
    soldstatus
27. 1971-10-01
    soldstatus

ⓘ 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: $1,031 · $86/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$2,355/yr (+$196/mo · 228.5%)

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

Taxation est. · year 1

• Rental income: $17,673
• − Mortgage interest: −$10,363
• − Property taxes: −$1,031
• − Insurance: −$925
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$5,382
• Taxable loss: −$2,855
• Est. tax savings @ 24.0%: +$685
• After-tax cash flow: $1,049/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: Hawkins ISD
• NCES district ID: 4822770
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $43,119
• Composite: 35.91/100
• National rank: #4809
• State rank: #339 of 826 in TX

Livability — Hawkins

• Score: 73/100
• State rank: #196
• US rank: #4982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,195

Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.10%
• Current HPI: 236.7688
• 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

+134.2% since first listed

10 events — show timeline

• 2026-03-02 Price Changed $185,000 GTAR
• 2025-11-07 Listed $195,000 GTAR
• 2020-02-20 Sold (Public Records) — Public Records
• 2020-02-19 Sold (MLS) — GTAR
• 2020-01-12 Listed $84,900 GTAR
• 2018-02-16 Sold (Public Records) — Public Records
• 2018-02-16 Sold (MLS) — GTAR
• 2018-01-25 Listed $79,000 GTAR
• 2015-03-11 Sold (Public Records) — Public Records
• 1971-10-01 Sold (Public Records) — Public Records

Property tax history

+35.0%/yr

Latest (2025): $1,031 · +10.4% YoY. Source: county tax records.