7515 E US Highway 80 · Hawkins, TX 75765

$179,900

3 bd · 3.0 ba · 1,540 sqft · SingleFamily public records · 51 Days on market

Built 1985 0.93 ac lot $117/sqft · 25% below area Est $322k · 44% under

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Why this score? — see what drove the C+ 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 +19.3/30.0
• ARV discount +15.0/15.0
• Appreciation +6.5/10.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Remodeled three bedroom and two bathroom home located in quiet rural setting. Enjoy entertaining in the extra large living room with wood burning fireplace. Sitting on . 93 acres with fenced-in front and back yards. The home has brand new water proof floors through out, plus fresh paint. Brand new roof with added attic ventilation. New LED lighting, ceiling fans, and motion activated closet lights. The kitchen has brand new stove and dishwasher. The home has two-car garage, carport and storage building. Call Today!!

Key facts

• Highway frontage
• 0.93 acre lot
• 2 garage spots

Tags

• FRONTAGE ON US ROUTE 80
• COVERED ALUMINUM STRUCTURE
• HIGHWAY FRONTAGE

Property features AI

Finance

• Other: Property listed as residential single-family; Located in Wood County, United States
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Two-car garage; Two covered parking spaces; Two-car carport; Additional parking available
• Utilities: Co-op electric service; Co-op water service; Not in a municipal utility district
• Home design: Single-family residence; One story; Attached property
• Construction: Built in 1985
• Exterior features: Approximately 0.93-acre lot; Will not subdivide; Access via easement drive from US Hwy 80

Interior

• Kitchen: No appliances included
• Bedrooms: Three bedrooms (all on the main level)
• Bathrooms: Two full bathrooms
• Heating & cooling: No smart home features listed
• Interior features: Cable TV available; Six total rooms; Three living areas; One dining area

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#196 in TX, #4,982 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F, employment D-.
• Hawkins ISD (rural): math 42% / reading 43% proficiency, ranked #339 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hawkins El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 383 students, 64% FRL).
• Market conditions: 216 active listings in the ZIP; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.1% local appreciation)).
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $322,352
• List price: $179,900
• Delta: -44.19%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

3.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.70×
• Total profit: $35,200
• Equity at exit: $81,870

10-year hold

• IRR: 14.2%
• Equity multiple: 3.12×
• Total profit: $106,628
• Equity at exit: $126,937

Cash invested: $50,372 (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 75765

• Home prices YoY: 1.3%
• Active inventory: 216
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,839 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$237 /mo · $2,848/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $197

Break-even live

Break-even rent $1,590

Max offer price $179,900

Occupancy floor 84%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $179,900 Active 51 DOM
2. 2026-06-18
   days on market $179,900 Active 50 DOM
3. 2026-06-17
   days on market $179,900 Active 49 DOM
4. 2026-06-16
   days on market $179,900 Active 48 DOM
5. 2026-06-15
   days on market $179,900 Active 47 DOM
6. 2026-06-14
   days on market $179,900 Active 45 DOM
7. 2026-06-13
   days on market $179,900 Active 44 DOM
8. 2026-06-10
   days on market $179,900 Active 42 DOM
9. 2026-06-09
   days on market $179,900 Active 41 DOM
10. 2026-06-08
    days on market $179,900 Active 40 DOM
11. 2026-06-07
    days on market $179,900 Active 39 DOM
12. 2026-06-05
    days on market $179,900 Active 36 DOM
13. 2026-06-03
    days on market $179,900 Active 35 DOM
14. 2026-06-02
    days on market $179,900 Active 34 DOM
15. 2026-06-01
    days on market $179,900 Active 33 DOM
16. 2026-05-31
    days on market $179,900 Active 32 DOM
17. 2026-05-30
    days on market $179,900 Active 31 DOM
18. 2026-04-29
    listed $189,900 Active 738-char remark
19. 2021-04-09
    soldstatus
20. 2021-03-24
    soldstatus 521-char remark

    Show marketing remark (521 chars)

    Remodeled three bedroom and two bathroom home located in quiet rural setting. Enjoy entertaining in the extra large living room with wood burning fireplace. Sitting on . 93 acres with fenced-in front and back yards. The home has brand new water proof floors through out, plus fresh paint. Brand new roof with added attic ventilation. New LED lighting, ceiling fans, and motion activated closet lights. The kitchen has brand new stove and dishwasher. The home has two-car garage, carport and storage building. Call Today!!

21. 2021-02-09
    listed $145,000 521-char remark

    Show marketing remark (521 chars)

    Remodeled three bedroom and two bathroom home located in quiet rural setting. Enjoy entertaining in the extra large living room with wood burning fireplace. Sitting on . 93 acres with fenced-in front and back yards. The home has brand new water proof floors through out, plus fresh paint. Brand new roof with added attic ventilation. New LED lighting, ceiling fans, and motion activated closet lights. The kitchen has brand new stove and dishwasher. The home has two-car garage, carport and storage building. Call Today!!

ⓘ 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: $2,848 · $237/mo
• Projected year-2 tax: $3,292 · $274/mo
• Expected delta: +$444/yr (+$37/mo · 15.6%)

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

Taxation est. · year 1

• Rental income: $22,073
• − Mortgage interest: −$10,077
• − Property taxes: −$2,848
• − Insurance: −$900
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$5,233
• Taxable loss: −$517
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $2,493/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: Hawkins ISD
• NCES district ID: 4822770
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $43,119
• Composite: 35.91/100
• National rank: #4809
• State rank: #339 of 826 in TX

Livability — Hawkins

• Score: 73/100
• State rank: #196
• US rank: #4982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,195

Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.10%
• Current HPI: 236.7688
• 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

+24.1% since first listed

5 events — show timeline

• 2026-05-26 Price Changed $179,900 NTREIS
• 2026-04-29 Listed $189,900 NTREIS
• 2021-04-09 Sold (Public Records) — Public Records
• 2021-03-24 Sold (MLS) — GTAR
• 2021-02-09 Listed $145,000 GTAR

Property tax history

+6.5%/yr

Latest (2025): $2,848 · -5.8% YoY. Source: county tax records.