410 E Amada St

Hebbronville, TX 78361

$91,084D

4 bd · 2.0 ba · 1,410 sqft · Built 2011 · SingleFamily · Active · 97 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,084/mo
• Mortgage (P&I): −$478
• Tax + insurance: −$396
• HOA: −$0
• Vac / Maint / Mgmt: −$228
• Net cashflow: $-17/mo
• Annual: $-204/yr
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• 1% rule: 1.19%
• Cash to close: $25,504

Investor read

• This is a 4-bed/2.0-bath single-family listed at $91k.
• At list price, monthly cash flow is $-17 ($-204/yr) — negative.
• To cash-flow at today's rent, offer at most $88k (3.3% below list).
• Meets the 1% rule at list price ($1k rent vs $91k).
• It's been on market 97 days — a 9% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $83k (9.0% below list) — sets the bar for market timing.
• Local home prices are declining (-0.9%/yr); year-one equity from $630 of loan paydown is wiped out by about $870 of value loss. Plan a longer hold.
• Location reads 61/100 on livability (#1,032 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools D-, amenities F.
• Jim Hogg County ISD (town): math 31% / reading 31% proficiency, ranked #622 of 826 in TX (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Watch-outs: property tax is 4.7% of price.
• Market conditions: 36 active listings in the ZIP.
• Jim Hogg County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• Climate carrying-cost: severe wind risk, 93% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
• 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?