603 Barkley Dr · Hamilton, TX 76531

$199,999

3 bd · 2.0 ba · 1,597 sqft · SingleFamily public records · 32 Days on market

Built 1975 0.39 ac lot Est $201k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +7.8/15.0
• Cash flow +7.3/30.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0

Listing remarks

Charming 3 bedroom, 2 bath brick home with 2-car garage located in one of Hamilton’s most desirable neighborhoods! This lovely property offers 1,597 sq. ft. of comfortable living space on a spacious . 39-acre lot with a fenced backyard—perfect for kids, pets, and outdoor entertaining. Recent updates include a new roof replaced in July 2023, fresh exterior paint, updated exterior doors, and additional fresh paint enhancements that give the home a clean, refreshed look and added curb appeal. Inside, you’ll find a functional layout with a large living area, open kitchen and dining space, and comfortable bedrooms designed for everyday living. Enjoy small-town living with the c

Key facts

• Spacious lot
• Fenced backyard
• Fresh exterior paint

Tags

• FENCED BACKYARD
• NEW ROOF
• FRESH EXTERIOR PAINT
• UPDATED EXTERIOR DOORS
• SPACIOUS LOT

Property features AI

Finance

• Financial info: Accepts Cash, Conventional, FHA, USDA Loan, VA Loan
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage with double doors and garage facing front; 2 covered parking spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story
• Construction: Built in 1975; Composition roof; Slab foundation
• Exterior features: Covered porch; Covered patio; Chain-link fencing; Many trees on the lot

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Interior features: High-speed internet available; One living area; One dining area; Room count includes living room and primary bedroom
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (30.2% below list).
• Recommended offer: $140k (30.2% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.7% in Hamilton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#210 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Hamilton ISD (town): math 50% / reading 50% proficiency, ranked #192 of 826 in TX (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ann Whitney El (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 397 students, 60% FRL).
• Market conditions: 117 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 24 units permitted in Hamilton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Hamilton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,500 (30.2% 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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.70% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.78%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $201,222
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 Nancy Ann St	0.08mi	4/2.0 (+1)	1,715 (+7%)	2mo	$260,000	$152	78
508 S Williams St	0.15mi	3/2.0	1,680 (+5%)	9mo	$149,900	$89	76
902 E White St	0.27mi	4/2.0 (+1)	1,581 (-1%)	6mo	$145,000	$92	76
1006 E Coke St	0.27mi	2/2.0 (-1)	1,500 (-6%)	2mo	$189,000	$126	70
607 S Wieser St	0.27mi	3/2.0	1,716 (+8%)	6mo	$199,000	$116	70
110 N Bouldin St	0.45mi	3/2.0	1,739 (+9%)	3mo	$159,900	$92	62
405 S Bouldin St	0.32mi	3/2.0	1,388 (-13%)	4mo	$239,000	$172	59
605 S Wieser St	0.28mi	3/2.0	1,413 (-12%)	16mo	$225,000	$159	54
303 S Lloyd St	0.61mi	3/2.0	1,458 (-9%)	5mo	$105,000	$72	53
403 Lee Dr	0.59mi	4/2.0 (+1)	1,700 (+6%)	8mo	$249,900	$147	50
501 S Nancy Ann St	0.12mi	2/1.5 (-1)	1,800 (+13%)	21mo	$279,900	$156	49
621 E Gentry St	0.74mi	3/1.0	1,600 (+0%)	22mo	$45,000	$28	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.64×
• Total profit: $91,748
• Equity at exit: $180,175

10-year hold

• IRR: 18.4%
• Equity multiple: 6.07×
• Total profit: $283,731
• Equity at exit: $388,554

Cash invested: $56,000 (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 76531

• Home prices YoY: 17.5%
• Active inventory: 117
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$240 /mo · $2,878/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-270

Break-even live

Break-even rent $1,737

Max offer price $152,316

Occupancy floor —

Sensitivity live

Price	-10% $-157	-5% $-213	+0% $-270	+5% $-327	+10% $-383
Rent	-10% $-380	-5% $-325	+0% $-270	+5% $-215	+10% $-160
Rate	-1.0pp $-169	-0.5pp $-219	base $-270	+0.5pp $-322	+1.0pp $-374

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 E Ross St Hamilton, TX	3.0	2.0	1341	$1,395	$1.04	15d	1	0.46mi

Listing history 17 events

1. 2026-06-21
   days on market $199,999 Active 32 DOM
2. 2026-06-18
   days on market $199,999 Active 30 DOM
3. 2026-06-17
   days on market $199,999 Active 29 DOM
4. 2026-06-16
   days on market $199,999 Active 28 DOM
5. 2026-06-15
   days on market $199,999 Active 27 DOM
6. 2026-06-13
   days on market $199,999 Active 25 DOM
7. 2026-06-12
   days on market $199,999 Active 24 DOM
8. 2026-06-09
   days on market $199,999 Active 21 DOM
9. 2026-06-08
   days on market $199,999 Active 20 DOM
10. 2026-06-08
    days on market $199,999 Active 19 DOM
11. 2026-06-05
    days on market $199,999 Active 17 DOM
12. 2026-06-03
    days on market $199,999 Active 15 DOM
13. 2026-06-02
    days on market $199,999 Active 14 DOM
14. 2026-06-01
    days on market $199,999 Active 13 DOM
15. 2026-05-31
    days on market $199,999 Active 12 DOM
16. 2026-05-18
    listed $199,999 Active
17. 1998-12-31
    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: $2,878 · $240/mo
• Projected year-2 tax: $3,660 · $305/mo
• Expected delta: +$782/yr (+$65/mo · 27.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,740
• − Mortgage interest: −$11,203
• − Property taxes: −$2,878
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$5,818
• Taxable loss: −$6,837
• Est. tax savings @ 24.0%: +$1,641
• After-tax cash flow: $-1,598/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: Hamilton ISD
• NCES district ID: 4822230
• Math proficiency: 50% ▲ 1.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $43,597
• Composite: 42.18/100
• National rank: #3293
• State rank: #192 of 826 in TX

Livability — Hamilton

• Score: 73/100
• State rank: #210
• US rank: #5259

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamilton, TX
• Population (ZIP): 4,673

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 7,553 people
• By 2030: 7,212 · -4.5%
• By 2040: 6,566 · -13.1%
• By 2050: 5,976 · -20.9%
• By 2075: 5,077 · -32.8%
• By 2100: 4,196 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 13% Two or more races 11% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 9% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 9% Russian/Polish/Slavic 1%

Political lean MEDSL · Hamilton

• 2024 margin: Solid R (+71.3) · D 14.0% · R 85.3%
• 2008→2024 swing: -18.0pp toward R · 2008: -53.3pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+68.4 2016: R+71.4 2012: R+65.5 2008: R+53.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.83%
• Current HPI: 226.8273
• 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

2 events — show timeline

• 2026-05-18 Listed $199,999 NTREIS
• 1998-12-31 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,878 · +13.1% YoY. Source: county tax records.