104 E Little St · Hamilton, TX 76531

$169,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 131 Days on market

Built 1940 5,009 sqft lot $135/sqft · 35% above area Est $125k · 35% over ↓ 23% since listing

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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 +11.6/30.0
• Appreciation +10.0/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Discover comfort, space, and country-edge living at 104 E. Little St. This well-kept 2-bedroom, 1-bath home offers a welcoming layout with multiple living areas and thoughtful features throughout. The home was completely renovated in 1985 to include double pane windows, added insulation and additional rooms were added at that time. Step inside to find a bright bonus living area along with a cozy family room, giving you flexibility for relaxing, entertaining, or creating a dedicated workspace. The kitchen features classic wood cabinetry, all-electric appliances, and a separate dining area perfect for everyday meals or gatherings. Both bedrooms are comfortably sized, and the home’s clean, well-maintained condition makes it truly move-in ready. Enjoy the convenience of city utilities while still being just outside of town, offering a peaceful setting with easy access to Hamilton’s amenities. Front and back porches provide great spots to unwind, sip your morning coffee, or enjoy evening breezes. The home sits on a solid slab foundation and features a durable composition roof for long-term peace of mind. This property is ideal for anyone seeking a quiet location, a practical layout, and a home that’s been genuinely cared for.

Key facts

• Bonus living area
• Cozy family room
• Separate dining area

Tags

• BONUS LIVING AREA
• COZY FAMILY ROOM
• CLASSIC WOOD CABINETRY
• ALL ELECTRIC APPLIANCES
• SEPARATE DINING AREA
• FRONT AND BACK PORCHES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-52 ($-627/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (17.5% below list).
• Recommended offer: $140k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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); Hamilton J H (math 52% / reading 52%, grade C+, #301 of 1,662 statewide, top 19%, 184 students, 53% FRL); Hamilton H S (math 62% / reading 57%, grade C+, #275 of 1,632 statewide, top 19%, 236 students, 43% FRL) — zoned schools at 52% FRL track the district average.
• 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 $18k of equity ($1k loan paydown + $17k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,500 (17.5% 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 131 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 10.1

CMA / ARV

• ARV (median comp): $125,000
• List price: $169,000
• Delta: 35.20%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.3%
• Equity multiple: 2.88×
• Total profit: $88,727
• Equity at exit: $152,249

10-year hold

• IRR: 20.8%
• Equity multiple: 6.58×
• Total profit: $263,928
• Equity at exit: $328,330

Cash invested: $47,320 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$198 /mo · $2,372/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-52

Break-even live

Break-even rent $1,461

Max offer price $159,770

Occupancy floor 99%

Sensitivity live

Price	-10% $43	-5% $-4	+0% $-52	+5% $-100	+10% $-148
Rent	-10% $-162	-5% $-107	+0% $-52	+5% $3	+10% $58
Rate	-1.0pp $33	-0.5pp $-9	base $-52	+0.5pp $-96	+1.0pp $-141

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: $42,250
• Closing costs: $5,070
• 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	16d	1	1.31mi

Listing history 22 events

1. 2026-06-22
   days on market $169,000 Active 131 DOM
2. 2026-06-21
   days on market $169,000 Active 130 DOM
3. 2026-06-21
   days on market $169,000 Active 129 DOM
4. 2026-06-18
   days on market $169,000 Active 127 DOM
5. 2026-06-17
   days on market $169,000 Active 126 DOM
6. 2026-06-16
   days on market $169,000 Active 125 DOM
7. 2026-06-15
   days on market $169,000 Active 124 DOM
8. 2026-06-13
   days on market $169,000 Active 122 DOM
9. 2026-06-12
   days on market $169,000 Active 121 DOM
10. 2026-06-09
    days on market $169,000 Active 118 DOM
11. 2026-06-08
    days on market $169,000 Active 117 DOM
12. 2026-06-08
    days on market $169,000 Active 116 DOM
13. 2026-06-05
    days on market $169,000 Active 114 DOM
14. 2026-06-03
    days on market $169,000 Active 112 DOM
15. 2026-06-02
    days on market $169,000 Active 111 DOM
16. 2026-06-01
    days on market $169,000 Active 110 DOM
17. 2026-05-31
    days on market $169,000 Active 109 DOM
18. 2026-02-18
    price $169,000 1270-char remark

    Show marketing remark (1270 chars)

    Discover comfort, space, and country-edge living at 104 E. Little St. This well-kept 2-bedroom, 1-bath home offers a welcoming layout with multiple living areas and thoughtful features throughout. The home was completely renovated in 1985 to include double pane windows, added insulation and additional rooms were added at that time. Step inside to find a bright bonus living area along with a cozy family room, giving you flexibility for relaxing, entertaining, or creating a dedicated workspace. The kitchen features classic wood cabinetry, all-electric appliances, and a separate dining area perfect for everyday meals or gatherings. Both bedrooms are comfortably sized, and the home’s clean, well-maintained condition makes it truly move-in ready. Enjoy the convenience of city utilities while still being just outside of town, offering a peaceful setting with easy access to Hamilton’s amenities. Front and back porches provide great spots to unwind, sip your morning coffee, or enjoy evening breezes. The home sits on a solid slab foundation and features a durable composition roof for long-term peace of mind. This property is ideal for anyone seeking a quiet location, a practical layout, and a home that’s been genuinely cared for.

19. 2026-02-11
    listed $175,000 Active 1270-char remark

    Show marketing remark (1270 chars)

    Discover comfort, space, and country-edge living at 104 E. Little St. This well-kept 2-bedroom, 1-bath home offers a welcoming layout with multiple living areas and thoughtful features throughout. The home was completely renovated in 1985 to include double pane windows, added insulation and additional rooms were added at that time. Step inside to find a bright bonus living area along with a cozy family room, giving you flexibility for relaxing, entertaining, or creating a dedicated workspace. The kitchen features classic wood cabinetry, all-electric appliances, and a separate dining area perfect for everyday meals or gatherings. Both bedrooms are comfortably sized, and the home’s clean, well-maintained condition makes it truly move-in ready. Enjoy the convenience of city utilities while still being just outside of town, offering a peaceful setting with easy access to Hamilton’s amenities. Front and back porches provide great spots to unwind, sip your morning coffee, or enjoy evening breezes. The home sits on a solid slab foundation and features a durable composition roof for long-term peace of mind. This property is ideal for anyone seeking a quiet location, a practical layout, and a home that’s been genuinely cared for.

20. 2025-01-08
    historical
21. 2024-09-16
    price $210,000
22. 2024-07-11
    listed $220,000 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: $2,372 · $198/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$721/yr (+$60/mo · 30.4%)

ⓘ 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 · 22 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: −$9,467
• − Property taxes: −$2,372
• − Insurance: −$845
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$4,916
• Taxable loss: −$3,538
• Est. tax savings @ 24.0%: +$849
• After-tax cash flow: $222/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

-23.2% since first listed

5 events — show timeline

• 2026-02-18 Price Changed $169,000 NTREIS
• 2026-02-11 Listed $175,000 NTREIS
• 2025-01-08 Listing Removed — NTREIS
• 2024-09-16 Price Changed $210,000 NTREIS
• 2024-07-11 Listed $220,000 NTREIS

Property tax history

+10.3%/yr

Latest (2025): $2,372 · +15.2% YoY. Source: county tax records.