105 Masters Way · Hallsville, TX 75650

$299,000

3 bd · 2.0 ba · 1,592 sqft · SingleFamily · 158 Days on market

Built 2026 Good condition 5,314 sqft lot $188/sqft · 54% above area

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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 +16.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of modern comfort and country style in this brand-new 3-bedroom, 2-bath barndominium by 1845 Barndominiums. Offering 1,592 square feet of thoughtfully designed living space, this home features an open-concept kitchen and living area, stainless steel appliances, and durable, low-maintenance finishes throughout. The covered carport includes a built-in storage closet, adding everyday convenience, while the energy-efficient design helps keep utility costs down. Situated in a quiet new neighborhood within the Hallsville city limits, this home provides the best of both worlds — peaceful surroundings with quick access to schools, parks, shopping, and city utilities. Whether you’re a first-time buyer, looking to downsize, or seeking a smart investment, this beautifully crafted new build delivers quality construction and timeless appeal in one of East Texas’s most sought-after communities

Key facts

• Open-concept kitchen
• 5,314 sq ft lot
• 2 garage spots

Tags

• OPEN-CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• BUILT-IN STORAGE CLOSET
• ENERGY-EFFICIENT DESIGN
• QUIET NEW NEIGHBORHOOD
• QUICK ACCESS TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (4.7% below list).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#117 in TX, #3,765 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Hallsville ISD (town): math 30% / reading 40% proficiency, ranked #490 of 826 in TX (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 168 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.95% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $194,406
• List price: $299,000
• Delta: 53.80%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-36,614
• Equity at exit: $44,582

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-16,521
• Equity at exit: $25,852

Cash invested: $83,720 (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 75650

• Home prices YoY: -27.9%
• Active inventory: 168
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,850 medium
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $185

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 88%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 S Cypress St Hallsville, TX	4.0	2.0	1958	$2,850	$1.46	44d	1	0.76mi

Listing history 17 events

1. 2026-06-19
   days on market $299,000 Active 158 DOM
2. 2026-06-18
   days on market $299,000 Active 157 DOM
3. 2026-06-17
   days on market $299,000 Active 156 DOM
4. 2026-06-16
   days on market $299,000 Active 155 DOM
5. 2026-06-15
   days on market $299,000 Active 154 DOM
6. 2026-06-14
   days on market $299,000 Active 152 DOM
7. 2026-06-13
   days on market $299,000 Active 151 DOM
8. 2026-06-10
   days on market $299,000 Active 149 DOM
9. 2026-06-09
   days on market $299,000 Active 148 DOM
10. 2026-06-08
    days on market $299,000 Active 147 DOM
11. 2026-06-07
    days on market $299,000 Active 146 DOM
12. 2026-06-05
    days on market $299,000 Active 143 DOM
13. 2026-06-02
    days on market $299,000 Active 141 DOM
14. 2026-06-01
    days on market $299,000 Active 140 DOM
15. 2026-05-31
    days on market $299,000 Active 139 DOM
16. 2026-05-30
    days on market $299,000 Active 138 DOM
17. 2026-01-13
    listed $299,000 Active 937-char remark

    Show marketing remark (937 chars)

    Discover the perfect blend of modern comfort and country style in this brand-new 3-bedroom, 2-bath barndominium by 1845 Barndominiums. Offering 1,592 square feet of thoughtfully designed living space, this home features an open-concept kitchen and living area, stainless steel appliances, and durable, low-maintenance finishes throughout. The covered carport includes a built-in storage closet, adding everyday convenience, while the energy-efficient design helps keep utility costs down. Situated in a quiet new neighborhood within the Hallsville city limits, this home provides the best of both worlds — peaceful surroundings with quick access to schools, parks, shopping, and city utilities. Whether you’re a first-time buyer, looking to downsize, or seeking a smart investment, this beautifully crafted new build delivers quality construction and timeless appeal in one of East Texas’s most sought-after communities

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,200
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − Depreciation: −$8,698
• Taxable loss: −$2,699
• Est. tax savings @ 24.0%: +$648
• After-tax cash flow: $2,870/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 · 12 photos

Good 80/100 None rehab

This brand-new 3-bedroom, 2-bath barndominium is in excellent condition with modern finishes and energy-efficient design. It offers a great balance of modern comfort and country style, making it an ideal investment property.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Adding smart home features — Smart home features can increase both resale and rental value.
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Adding a smart thermostat — Energy-efficient systems can lower utility costs and appeal to eco-conscious buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding a smart thermostat — Energy-efficient systems can lower utility costs and appeal to eco-conscious buyers and renters. ↑

ⓘ 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: Hallsville ISD
• NCES district ID: 4822170
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $57,770
• Composite: 31.05/100
• National rank: #6081
• State rank: #490 of 826 in TX

Livability — Hallsville

• Score: 76/100
• State rank: #117
• US rank: #3765

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hallsville, TX
• Population (ZIP): 10,233

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 8% Black 6% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 3% Italian 2% Iranian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.30%
• Current HPI: 163.1524
• 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

• 2026-01-13 Listed $299,000 LAAR