74 County Road 2415 · Hull, TX 77564

$119,500

2 bd · 2.0 ba · 1,060 sqft · SingleFamily public records · 30 Days on market

Built 1965 10,001 sqft lot Est $128k · 7% 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 +20.9/30.0
• ARV discount +10.6/15.0
• DSCR +6.7/10.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0

Listing remarks

Charming and adorable 1964 wood-frame home full of character and comfort! This 2-bedroom home features oversized bedrooms, including a spacious primary suite with two walk-in closets. The open, oversized kitchen offers an eat-in dining area and a convenient look-out serving counter that opens to the living room, creating a warm and inviting flow for entertaining. Recent updates include fresh interior and exterior paint, beautiful vinyl plank flooring throughout, and tile in the bathroom. Enjoy the bonus of a bright sunroom, washer and dryer connections, and central air and heat installed just 4 years ago. Outside, you’ll find a private fenced backyard with brand-new back stairs, all s

Key facts

• Eat-in dining area
• Two walk-in closets
• Bright sunroom

Tags

• SPACIOUS PRIMARY SUITE
• TWO WALK-IN CLOSETS
• OPEN OVERSIZED KITCHEN
• EAT-IN DINING AREA
• LOOK-OUT SERVING COUNTER
• BRIGHT SUNROOM

Property features AI

Finance

• Other: Property size listed as 1,060 building area; Lot size about 0.23 acres
• Financial info: Lease not considered

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1965
• Construction: Wood siding; Block and pillar/post/pier foundation; Composition roof
• Exterior features: Cleared lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave
• Bedrooms: Total rooms listed: 4
• Flooring: Plank; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric); HVAC energy-efficient features; Thermostat energy-efficient features
• Interior features: Pantry; Ceiling fan(s); Kitchen/dining combo; Programmable thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 41/100 on livability (#1,599 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Hull-Daisetta ISD (rural): math 36% / reading 29% proficiency, ranked #949 of 1,141 in TX (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hull-Daisetta El (math 8% / reading 12%, grade F, #4,259 of 4,322 statewide, top 99%, 267 students, 80% FRL); Hull-Daisetta J H (math 15% / reading 54%, grade F, #857 of 1,662 statewide, top 52%, 59 students, 71% FRL); Hull-Daisetta H S (math 34% / reading 44%, grade F, #821 of 1,632 statewide, top 53%, 105 students, 60% FRL).
• Market conditions: 41 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,321 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($826 loan paydown + $4k appreciation (3.0% local appreciation)).
• Liberty County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,707 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $128,260
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 County Road 2431	0.38mi	2/1.5	1,070 (+1%)	16mo	$129,900	$121	66

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

Projected returns pro-forma

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

5-year hold

• IRR: 13.1%
• Equity multiple: 1.75×
• Total profit: $25,038
• Equity at exit: $53,732

10-year hold

• IRR: 15.0%
• Equity multiple: 3.22×
• Total profit: $74,237
• Equity at exit: $82,808

Cash invested: $33,460 (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 77564

• Active inventory: 41
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$627
• Tax from tax record: −$120 /mo · $1,443/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $167

Break-even live

Break-even rent $1,009

Max offer price $119,500

Occupancy floor 81%

Sensitivity live

Price	-10% $235	-5% $201	+0% $167	+5% $133	+10% $99
Rent	-10% $71	-5% $119	+0% $167	+5% $215	+10% $263
Rate	-1.0pp $227	-0.5pp $197	base $167	+0.5pp $136	+1.0pp $105

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
68-B Hull-Batson Rd Hull, TX	3.0	2.0	1354	$1,220	$0.90	20d	1	1.12mi

Listing history 20 events

1. 2026-06-21
   days on market $119,500 Active 30 DOM
2. 2026-06-18
   days on market $119,500 Active 28 DOM
3. 2026-06-17
   days on market $119,500 Active 27 DOM
4. 2026-06-16
   days on market $119,500 Active 26 DOM
5. 2026-06-15
   days on market $119,500 Active 25 DOM
6. 2026-06-13
   days on market $119,500 Active 23 DOM
7. 2026-06-12
   days on market $119,500 Active 22 DOM
8. 2026-06-10
   days on market $119,500 Active 19 DOM
9. 2026-06-08
   days on market $119,500 Active 18 DOM
10. 2026-06-08
    days on market $119,500 Active 17 DOM
11. 2026-06-05
    days on market $119,500 Active 15 DOM
12. 2026-06-03
    days on market $119,500 Active 13 DOM
13. 2026-06-02
    days on market $119,500 Active 12 DOM
14. 2026-06-01
    days on market $119,500 Active 11 DOM
15. 2026-05-31
    days on market $119,500 Active 10 DOM
16. 2026-05-21
    listed $128,900 Active
17. 2021-03-03
    soldstatus
18. 2011-12-20
    soldstatus
19. 2007-07-26
    soldstatus
20. 2001-09-18
    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: $1,443 · $120/mo
• Projected year-2 tax: $2,187 · $182/mo
• Expected delta: +$744/yr (+$62/mo · 51.5%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,640
• − Mortgage interest: −$6,694
• − Property taxes: −$1,443
• − Insurance: −$598
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$3,476
• Taxable income: $87
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $1,984/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: Hull-Daisetta ISD
• NCES district ID: 4823880
• Math proficiency: 36% ▲ 2.00%
• Reading proficiency: 29% ▲ 1.00%
• Median HH income: $46,028
• Composite: 30.64/100
• National rank: #11445
• State rank: #949 of 1141 in TX

Livability — Hull

• Score: 41/100
• State rank: #1599
• US rank: #27213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hull, TX
• Population (ZIP): 1,876

Population outlook (Liberty County) Hauer SSP2

• Today (2025): 87,956 people
• By 2030: 92,161 · +4.8%
• By 2040: 100,784 · +14.6%
• By 2050: 109,471 · +24.5%
• By 2075: 133,470 · +51.7%
• By 2100: 147,372 · +67.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 13% Two or more races 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 12% Iranian 3% Slovak 3%
• Foreign-born: 1% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Liberty

• 2024 margin: Solid R (+61.6) · D 19.0% · R 80.6%
• 2008→2024 swing: -17.9pp toward R · 2008: -43.7pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+59.7 2016: R+58.0 2012: R+53.3 2008: R+43.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

5 events — show timeline

• 2026-05-21 Listed $128,900 HARMLS
• 2021-03-03 Sold (Public Records) — Public Records
• 2011-12-20 Sold (Public Records) — Public Records
• 2007-07-26 Sold (Public Records) — Public Records
• 2001-09-18 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,443 · +0.1% YoY. Source: county tax records.