409 Cross Creek Rd · Hallsville, TX 75602

$144,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 149 Days on market

Built 2001 2.56 ac lot $100/sqft · 43% below area Est $255k · 43% under ↓ 29% since listing

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Why this score? — see what drove the C 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.0/10.0
• Livability +3.8/5.0
• 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

Full rehab complete! Including new roof! Great 3 bedroom 2 bath home ready for all buyers! This is a Fannie Mae Homepath property.

Key facts

• 2.56 acre lot
• 2 parking spots
• Built 2001

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/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 $145k (0.1% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

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: 142 active listings in the ZIP; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).
• This rent runs 33% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $65k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% 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 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. 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: 1.00% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

• ARV (median comp): $254,900
• List price: $144,900
• Delta: -43.15%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-11,448
• Equity at exit: $21,605

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $5,505
• Equity at exit: $12,528

Cash invested: $40,572 (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 75602

• Home prices YoY: -17.5%
• Active inventory: 142
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$135 /mo · $1,616/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $189

Break-even live

Break-even rent $1,209

Max offer price $144,900

Occupancy floor 82%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-07
   statusdays on market $144,900 Pending 149 DOM
2. 2026-06-05
   days on market $144,900 Active 148 DOM
3. 2026-06-02
   days on market $144,900 Active 146 DOM
4. 2026-06-01
   days on market $144,900 Active 145 DOM
5. 2026-05-31
   days on market $144,900 Active 144 DOM
6. 2026-05-30
   days on market $144,900 Active 143 DOM
7. 2026-05-20
   status Pending 130-char remark

   Show marketing remark (131 chars)

   Full rehab complete! Including new roof! Great 3 bedroom 2 bath home ready for all buyers! This is a Fannie Mae Homepath property.

8. 2026-05-20
   status Pending 131-char remark

   Show marketing remark (131 chars)

   Full rehab complete! Including new roof! Great 3 bedroom 2 bath home ready for all buyers! This is a Fannie Mae Homepath property.

9. 2026-04-28
   price $150,000 131-char remark

   Show marketing remark (130 chars)

   Full rehab complete! Including new roof! Great 3 bedroom 2 bath home ready for all buyers! This is a Fannie Mae Homepath property.

10. 2026-04-28
    price $150,000 130-char remark

    Show marketing remark (130 chars)

    Full rehab complete! Including new roof! Great 3 bedroom 2 bath home ready for all buyers! This is a Fannie Mae Homepath property.

11. 2026-04-24
    price $160,000 131-char remark

    Show marketing remark (130 chars)

    Full rehab complete! Including new roof! Great 3 bedroom 2 bath home ready for all buyers! This is a Fannie Mae Homepath property.

12. 2026-04-24
    price $160,000 130-char remark

    Show marketing remark (130 chars)

    Full rehab complete! Including new roof! Great 3 bedroom 2 bath home ready for all buyers! This is a Fannie Mae Homepath property.

13. 2026-04-09
    price $175,000 131-char remark

    Show marketing remark (130 chars)

    Full rehab complete! Including new roof! Great 3 bedroom 2 bath home ready for all buyers! This is a Fannie Mae Homepath property.

14. 2026-04-09
    price $175,000 130-char remark

    Show marketing remark (130 chars)

    Full rehab complete! Including new roof! Great 3 bedroom 2 bath home ready for all buyers! This is a Fannie Mae Homepath property.

15. 2026-04-02
    price $195,000 131-char remark

    Show marketing remark (130 chars)

    Full rehab complete! Including new roof! Great 3 bedroom 2 bath home ready for all buyers! This is a Fannie Mae Homepath property.

16. 2026-04-02
    price $195,000 130-char remark

    Show marketing remark (130 chars)

    Full rehab complete! Including new roof! Great 3 bedroom 2 bath home ready for all buyers! This is a Fannie Mae Homepath property.

17. 2026-03-03
    price $200,000 131-char remark

    Show marketing remark (130 chars)

    Full rehab complete! Including new roof! Great 3 bedroom 2 bath home ready for all buyers! This is a Fannie Mae Homepath property.

18. 2026-03-03
    price $200,000 130-char remark

    Show marketing remark (130 chars)

    Full rehab complete! Including new roof! Great 3 bedroom 2 bath home ready for all buyers! This is a Fannie Mae Homepath property.

19. 2026-03-02
    status Active 131-char remark

    Show marketing remark (131 chars)

    Full rehab complete! Including new roof! Great 3 bedroom 2 bath home ready for all buyers! This is a Fannie Mae Homepath property.

20. 2026-02-19
    status Pending 131-char remark

    Show marketing remark (131 chars)

    Full rehab complete! Including new roof! Great 3 bedroom 2 bath home ready for all buyers! This is a Fannie Mae Homepath property.

21. 2026-01-21
    price $205,000 131-char remark

    Show marketing remark (130 chars)

    Full rehab complete! Including new roof! Great 3 bedroom 2 bath home ready for all buyers! This is a Fannie Mae Homepath property.

22. 2026-01-21
    price $205,000 130-char remark

    Show marketing remark (130 chars)

    Full rehab complete! Including new roof! Great 3 bedroom 2 bath home ready for all buyers! This is a Fannie Mae Homepath property.

23. 2025-12-18
    listed $210,000 Active 130-char remark

    Show marketing remark (131 chars)

    Full rehab complete! Including new roof! Great 3 bedroom 2 bath home ready for all buyers! This is a Fannie Mae Homepath property.

24. 2025-12-18
    listed $210,000 Active 131-char remark

    Show marketing remark (131 chars)

    Full rehab complete! Including new roof! Great 3 bedroom 2 bath home ready for all buyers! This is a Fannie Mae Homepath property.

25. 2002-05-31
    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: $1,616 · $135/mo
• Projected year-2 tax: $2,652 · $221/mo
• Expected delta: +$1,036/yr (+$86/mo · 64.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 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: $17,376
• − Mortgage interest: −$8,117
• − Property taxes: −$1,616
• − Insurance: −$724
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$4,215
• Taxable loss: −$77
• Est. tax savings @ 24.0%: +$18
• After-tax cash flow: $2,287/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

• County: Gregg County · 128,826 people
• Metro: Longview, TX
• Population (ZIP): 20,671
• Household income: $52,330
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 724.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 39% White 30% Black 28% Two or more races 28% Asian 1%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Italian 1% Serbian 1%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 64% English-only · Spanish 35% Other Indo-European 1%

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: ▼ -46.34%
• Current HPI: 218.2988
• Rent YoY: —
• Metro: Longview, TX
• 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

-28.6% since first listed

19 events — show timeline

• 2026-05-20 Pending — LAAR
• 2026-05-20 Pending — NTREIS
• 2026-04-28 Price Changed $150,000 NTREIS
• 2026-04-28 Price Changed $150,000 LAAR
• 2026-04-24 Price Changed $160,000 NTREIS
• 2026-04-24 Price Changed $160,000 LAAR
• 2026-04-09 Price Changed $175,000 NTREIS
• 2026-04-09 Price Changed $175,000 LAAR
• 2026-04-02 Price Changed $195,000 NTREIS
• 2026-04-02 Price Changed $195,000 LAAR
• 2026-03-03 Price Changed $200,000 NTREIS
• 2026-03-03 Price Changed $200,000 LAAR
• 2026-03-02 Relisted — NTREIS
• 2026-02-19 Pending — NTREIS
• 2026-01-21 Price Changed $205,000 NTREIS
• 2026-01-21 Price Changed $205,000 LAAR
• 2025-12-18 Listed $210,000 NTREIS
• 2025-12-18 Listed $210,000 LAAR
• 2002-05-31 Sold (Public Records) — Public Records

Property tax history

-2.7%/yr

Latest (2025): $1,616 · +17.4% YoY. Source: county tax records.