302 Cr 3832 · Hawkins, TX 75765

$295,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 30 Days on market

Built 2024

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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 +8.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.2/10.0

Listing remarks

Paradise awaits you - this beautiful home was built in 2024 and sits on 10 wooded acres in Hawkins. If you're in the market for you own private peaceful retreat, then you gotta see this place. Surrounded by mature trees and tucked away from the world, this property offers the kind of seclusion where you can truly relax. Looking to pee of the back porch without having to worry about the neighbors? Want to hunt from the comfort of your back porch? Then this is the place for you. Inside, the home is beautifully finished and practically brand new, featuring warm beam accents in the living area and a spacious open-concept kitchen and living room designed for gathering. The kitchen is a dream wit

Key facts

• Open-concept kitchen
• 10 wooded acres
• Tons of storage

Tags

• 10 WOODED ACRES
• PRIVATE PEACEFUL RETREAT
• SURROUNDED BY MATURE TREES
• BACK PORCH
• OPEN-CONCEPT KITCHEN
• TONS OF STORAGE

Property features AI

Finance

• Financial info: Annual property tax listed

Exterior

• Utilities: Septic tank
• Home design: Single-story; Manufactured (mobile) home; Residential property
• Construction: Composition roof
• Exterior features: Porch; Wooded lot; Storage structure

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Kitchen island; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $295k.

Deal economics

• At list price, monthly cash flow is $-298 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (38.0% below list).
• Recommended offer: $183k (38.0% 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: 216 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 $11k of equity ($2k loan paydown + $9k appreciation (3.1% local appreciation)).
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 45% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,946 (38.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.62% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.34%
• DSCR: 0.81
• GRM: 13.4

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: 3.7%
• Equity multiple: 1.22×
• Total profit: $17,884
• Equity at exit: $134,250

10-year hold

• IRR: 7.0%
• Equity multiple: 2.07×
• Total profit: $88,276
• Equity at exit: $208,151

Cash invested: $82,600 (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: 216
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,829 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-298

Break-even live

Break-even rent $2,207

Max offer price $242,280

Occupancy floor —

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $295,000 Active 30 DOM
2. 2026-06-18
   days on market $295,000 Active 29 DOM
3. 2026-06-17
   days on market $295,000 Active 28 DOM
4. 2026-06-16
   days on market $295,000 Active 27 DOM
5. 2026-06-15
   days on market $295,000 Active 26 DOM
6. 2026-06-14
   days on market $295,000 Active 24 DOM
7. 2026-06-13
   days on market $295,000 Active 23 DOM
8. 2026-06-10
   days on market $295,000 Active 21 DOM
9. 2026-06-09
   days on market $295,000 Active 20 DOM
10. 2026-06-08
    days on market $295,000 Active 19 DOM
11. 2026-06-07
    days on market $295,000 Active 18 DOM
12. 2026-06-05
    days on market $295,000 Active 15 DOM
13. 2026-06-03
    days on market $295,000 Active 14 DOM
14. 2026-06-02
    days on market $295,000 Active 13 DOM
15. 2026-06-01
    days on market $295,000 Active 12 DOM
16. 2026-05-31
    days on market $295,000 Active 11 DOM
17. 2026-05-30
    days on market $295,000 Active 10 DOM
18. 2026-05-20
    listed $295,000 Active

ⓘ 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: $885 · $74/mo
• Projected year-2 tax: $5,398 · $450/mo
• Expected delta: +$4,513/yr (+$376/mo · 509.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 45% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,954
• − Mortgage interest: −$16,525
• − Property taxes: −$885
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − Depreciation: −$8,582
• Taxable loss: −$9,026
• Est. tax savings @ 24.0%: +$2,166
• After-tax cash flow: $-1,415/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

1 event — show timeline

• 2026-05-20 Listed $295,000 GTAR

Property tax history

-1.3%/yr

Latest (2019): $885 · -4.9% YoY. Source: county tax records.