5 Kennedy Pl · Hooks, TX 75561

$79,500

3 bd · 1.0 ba · 952 sqft · SingleFamily · 128 Days on market

Fair condition 0.25 ac lot $84/sqft · 260% above area

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 Bedroom Cottage! Welcome to this cute 3 Bedroom cottage that's full of charm and sitting on a nice-sized lot with plenty of space to enjoy! This home offers: 3 comfortable bedrooms, 1 full bath, a spacious yard-perfect for relaxing and entertaining. A Metal Storage building included for extra storage and workspace. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this cozy cottage is full of potential and ready for your personal touch. Call or message me today for your private showing at 903-926-8503.

Key facts

• Spacious yard
• 0.25 acre lot
• Listed 127 days

Tags

• SPACIOUS YARD
• METAL STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#819 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: schools C-, amenities F, commute F.
• Hooks ISD (town): math 46% / reading 50% proficiency, ranked #226 of 826 in TX (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.32% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.10%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $22,090
• List price: $79,500
• Delta: 259.88%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.7%
• Equity multiple: 1.22×
• Total profit: $4,976
• Equity at exit: $11,854

10-year hold

• IRR: 15.2%
• Equity multiple: 2.23×
• Total profit: $27,372
• Equity at exit: $6,874

Cash invested: $22,260 (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 75561

• Home prices YoY: -8.4%
• Active inventory: 65
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$417
• Tax est. 1.5%: −$99 /mo · $1,192/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $280

Break-even live

Break-even rent $695

Max offer price $79,500

Occupancy floor 68%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $79,500 Active 128 DOM
2. 2026-06-18
   days on market $79,500 Active 127 DOM
3. 2026-06-17
   days on market $79,500 Active 126 DOM
4. 2026-06-16
   days on market $79,500 Active 125 DOM
5. 2026-06-15
   days on market $79,500 Active 124 DOM
6. 2026-06-14
   days on market $79,500 Active 122 DOM
7. 2026-06-13
   days on market $79,500 Active 121 DOM
8. 2026-06-10
   days on market $79,500 Active 119 DOM
9. 2026-06-09
   days on market $79,500 Active 118 DOM
10. 2026-06-08
    days on market $79,500 Active 117 DOM
11. 2026-06-07
    days on market $79,500 Active 116 DOM
12. 2026-06-05
    days on market $79,500 Active 113 DOM
13. 2026-06-03
    days on market $79,500 Active 112 DOM
14. 2026-06-02
    days on market $79,500 Active 111 DOM
15. 2026-06-01
    days on market $79,500 Active 110 DOM
16. 2026-05-31
    days on market $79,500 Active 109 DOM
17. 2026-05-30
    days on market $79,500 Active 108 DOM
18. 2026-02-11
    listed $79,500 Active 560-char remark

    Show marketing remark (560 chars)

    Charming 3 Bedroom Cottage! Welcome to this cute 3 Bedroom cottage that's full of charm and sitting on a nice-sized lot with plenty of space to enjoy! This home offers: 3 comfortable bedrooms, 1 full bath, a spacious yard-perfect for relaxing and entertaining. A Metal Storage building included for extra storage and workspace. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this cozy cottage is full of potential and ready for your personal touch. Call or message me today for your private showing at 903-926-8503.

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $12,601
• − Mortgage interest: −$4,453
• − Property taxes: −$1,192
• − Insurance: −$398
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,313
• Taxable income: $2,229
• Est. tax owed @ 24.0%: −$535
• After-tax cash flow: $2,827/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 · 1 photo

Fair 45/100 Moderate rehab

This 3-bedroom cottage requires significant repairs and updates to improve its condition and value. Immediate attention to the exterior, roof, and HVAC is recommended.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Age and potential leaks
• Major exterior paint — Worn and faded
• Major interior paint — Worn and faded
• Major windows — Age and potential leaks
• Major HVAC — Age and potential inefficiency
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both landscaping and curb appeal — Enhances curb appeal and property value
• Both HVAC upgrade — Improves comfort and energy efficiency
• Both exterior paint — Enhances curb appeal and property value
• Both roof replacement — Fixes potential leaks and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · Age and potential leaks	Major	$15,000–50,000
exterior paint · Worn and faded	Major	$15,000–50,000
interior paint · Worn and faded	Major	$15,000–50,000
windows · Age and potential leaks	Major	$15,000–50,000
HVAC · Age and potential inefficiency	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both landscaping and curb appeal — Enhances curb appeal and property value ↑
• Both HVAC upgrade — Improves comfort and energy efficiency ↑
• Both exterior paint — Enhances curb appeal and property value ↑
• Both roof replacement — Fixes potential leaks and enhances property 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: Hooks ISD
• NCES district ID: 4823490
• Math proficiency: 46% ▼ -9.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $42,354
• Composite: 40.38/100
• National rank: #3734
• State rank: #226 of 826 in TX

Livability — Hooks

• Score: 64/100
• State rank: #819
• US rank: #14861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hooks, TX
• Population (ZIP): 4,954

Population outlook (Bowie County) Hauer SSP2

• Today (2025): 94,699 people
• By 2030: 94,824 · +0.1%
• By 2040: 94,870 · +0.2%
• By 2050: 93,686 · -1.1%
• By 2075: 90,082 · -4.9%
• By 2100: 76,579 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 16% Hispanic / Latino 8% Two or more races 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% European 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Bowie

• 2024 margin: Solid R (+48.7) · D 25.3% · R 74.0%
• 2008→2024 swing: -10.8pp toward R · 2008: -37.9pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+42.8 2016: R+46.6 2012: R+41.5 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.29%
• Current HPI: 154.9243
• 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

• 2026-02-11 Listed $79,500 TBOR