421 N Huey Ave W · Mount Calm, TX 76673

$160,000

3 bd · 2.0 ba · 2,560 sqft · SingleFamily public records · 56 Days on market

Built 1911 0.96 ac lot $62/sqft · 71% below area

---

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 +12.6/30.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming Victorian style home offering 3 bedrooms, 2 bathrooms, and approximately 2,560 square feet of living space. This property features spacious porches and large windows that provide abundant natural light throughout. Interior details include extensive original woodwork with intricate craftsmanship and unique architectural character. With a little TLC this home has lots of possibilities. Situated on approximately 0.96 acres, the property includes a pond with a dock, creating a peaceful outdoor setting. Additional improvements include a storage shed and a shop, offering ample space for storage, hobbies, or workspace needs. Located in a small town setting, this property provides a blend

Key facts

• Large windows
• Pond with a dock
• Spacious porches

Tags

• SPACIOUS PORCHES
• LARGE WINDOWS
• ORIGINAL WOODWORK
• ARCHITECTURAL CHARACTER
• POND WITH A DOCK
• STORAGE SHED

Property features AI

Finance

• Financial info: Listing offers 1031 exchange, cash, and conventional terms
• HOA & community: No association

Exterior

• Parking: Covered parking (2 spaces); 2-car carport; Additional parking and boat parking available; Garage listed (0 enclosed garage spaces indicated), plus other garage structure
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Residential property; Not attached to another property; Waterfront property
• Construction: Shingle roof; Pillar/post/pier foundation; Year built 1911
• Exterior features: Dock (uncovered); Fire pit; Awning(s); Covered patio/porch; Corner lot; Tank/pond on property; Water/lake view; Other structures: garage(s), storage

Interior

• Kitchen: Electric cooktop; Electric oven; Kitchen island; 13 x 13 kitchen
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom with fireplace
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Decorative lighting; Kitchen island; Natural woodwork; Two levels; One living area; One dining area; Room count: 9
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room; 6 x 7 laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-22 ($-260/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (13.8% below list).
• Recommended offer: $138k (13.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#1,170 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Mount Calm ISD (rural): math 40% / reading 30% proficiency, ranked #892 of 1,141 in TX (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 48 active listings in the ZIP; 65 units permitted in Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $11k appreciation (7.2% local appreciation)).
• Hill County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,934 (13.8% 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 56 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (median comp): $554,820
• List price: $160,000
• Delta: -71.16%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

7.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 2.25×
• Total profit: $56,138
• Equity at exit: $112,602

10-year hold

• IRR: 17.0%
• Equity multiple: 4.66×
• Total profit: $164,106
• Equity at exit: $215,475

Cash invested: $44,800 (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 76673

• Home prices YoY: 3.0%
• Active inventory: 48
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$206 /mo · $2,468/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-22

Break-even live

Break-even rent $1,407

Max offer price $156,171

Occupancy floor 97%

Sensitivity live

Price	-10% $69	-5% $24	+0% $-22	+5% $-67	+10% $-112
Rent	-10% $-131	-5% $-76	+0% $-22	+5% $33	+10% $87
Rate	-1.0pp $59	-0.5pp $19	base $-22	+0.5pp $-63	+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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   statusdays on market $160,000 Pending 56 DOM
2. 2026-06-18
   days on market $160,000 Active 55 DOM
3. 2026-06-17
   days on market $160,000 Active 54 DOM
4. 2026-06-16
   days on market $160,000 Active 53 DOM
5. 2026-06-15
   days on market $160,000 Active 52 DOM
6. 2026-06-15
   days on market $160,000 Active 51 DOM
7. 2026-06-13
   days on market $160,000 Active 50 DOM
8. 2026-06-12
   days on market $160,000 Active 49 DOM
9. 2026-06-10
   days on market $160,000 Active 46 DOM
10. 2026-06-08
    days on market $160,000 Active 45 DOM
11. 2026-06-08
    days on market $160,000 Active 44 DOM
12. 2026-06-05
    days on market $160,000 Active 42 DOM
13. 2026-06-03
    days on market $160,000 Active 40 DOM
14. 2026-06-02
    days on market $160,000 Active 39 DOM
15. 2026-06-01
    days on market $160,000 Active 38 DOM
16. 2026-05-31
    days on market $160,000 Active 37 DOM
17. 2026-04-19
    listed $160,000 Active 767-char remark
18. 2021-06-10
    soldstatus
19. 2002-11-20
    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: $2,468 · $206/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$460/yr (+$38/mo · 18.7%)

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

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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,552
• − Mortgage interest: −$8,962
• − Property taxes: −$2,468
• − Insurance: −$800
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$4,655
• Taxable loss: −$2,981
• Est. tax savings @ 24.0%: +$715
• After-tax cash flow: $455/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: Mount Calm ISD
• NCES district ID: 4831620
• Math proficiency: 40% ▲ 15.00%
• Reading proficiency: 30% ▲ 10.00%
• Median HH income: $45,137
• Composite: 32.53/100
• National rank: #10829
• State rank: #892 of 1141 in TX

Livability — Mount Calm

• Score: 59/100
• State rank: #1170
• US rank: #20463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Calm, TX
• Population (ZIP): 1,178

Population outlook (Hill County) Hauer SSP2

• Today (2025): 34,013 people
• By 2030: 33,289 · -2.1%
• By 2040: 31,688 · -6.8%
• By 2050: 30,100 · -11.5%
• By 2075: 26,818 · -21.2%
• By 2100: 22,918 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 25% Two or more races 17% Black 7%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Hungarian 4% Slovak 2% Iranian 2%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 18%

Political lean MEDSL · Hill

• 2024 margin: Solid R (+64.4) · D 17.5% · R 81.8%
• 2008→2024 swing: -23.0pp toward R · 2008: -41.4pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+60.7 2016: R+58.4 2012: R+53.0 2008: R+41.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.16%
• Current HPI: 243.2203
• 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

3 events — show timeline

• 2026-04-19 Listed $160,000 NTREIS
• 2021-06-10 Sold (Public Records) — Public Records
• 2002-11-20 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,468 · +8.2% YoY. Source: county tax records.