239 Cheyenne Run · Hallsville, TX 75650

$259,000

4 bd · 3.0 ba · 1,849 sqft · SingleFamily public records · 56 Days on market

Built 1989 0.30 ac lot $140/sqft · 19% below area Est $320k · 19% 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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.0/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just Reduced!! Spacious 4/3 Home in Hallsville. Vaulted Ceiling & WBFP in the Family Room. Eat-In Kitchen has Solid Surface Counter Tops and Stainless Appliances. Master Suite is Split and is the only room with carpet. Master Bath has Tiled Flooring, Deep Garden Tub & Separate Shower. The other Three bedrooms have Laminate Flooring. Corner Lot. Storage Building. Backyard is Fenced. Award Winning School District.

Key facts

• Concrete sidewalk
• Vaulted ceiling
• Replaced roof

Tags

• LANDSCAPED CORNER LOT
• FRESHLY PAINTED EXTERIOR
• REPLACED ROOF
• CONCRETE SIDEWALK
• FAUX WOOD LAMINATE FLOORING
• VAULTED CEILING

Property features AI

Exterior

• Parking: Concrete driveway; Detached garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Covered porch and patio; Storm door(s); Chain link and wood fencing; Corner lot; Landscaped yard; Storage structure

Interior

• Kitchen: Dishwasher; Ice maker; Self-cleaning oven; Electric range/oven; Electric water heater
• Flooring: Laminate flooring; Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Blinds on windows; Wood-burning fireplace in the living room; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $251k (3.0% 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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

• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 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?
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: 1.10% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

• ARV (median comp): $319,539
• List price: $259,000
• Delta: -18.95%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-10,417
• Equity at exit: $38,618

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $31,620
• Equity at exit: $22,394

Cash invested: $72,520 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,850 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$290 /mo · $3,484/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $495

Break-even live

Break-even rent $2,223

Max offer price $259,000

Occupancy floor 78%

Sensitivity live

Price	-10% $642	-5% $568	+0% $495	+5% $422	+10% $348
Rent	-10% $270	-5% $382	+0% $495	+5% $608	+10% $720
Rate	-1.0pp $625	-0.5pp $561	base $495	+0.5pp $428	+1.0pp $360

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: $64,750
• Closing costs: $7,770
• 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	1.43mi

Listing history 22 events

1. 2026-06-19
   days on market $259,000 Active 56 DOM
2. 2026-06-18
   days on market $259,000 Active 55 DOM
3. 2026-06-17
   days on market $259,000 Active 54 DOM
4. 2026-06-16
   days on market $259,000 Active 53 DOM
5. 2026-06-15
   days on market $259,000 Active 52 DOM
6. 2026-06-14
   days on market $259,000 Active 50 DOM
7. 2026-06-13
   days on market $259,000 Active 49 DOM
8. 2026-06-10
   days on market $259,000 Active 47 DOM
9. 2026-06-09
   days on market $259,000 Active 46 DOM
10. 2026-06-08
    days on market $259,000 Active 45 DOM
11. 2026-06-07
    days on market $259,000 Active 44 DOM
12. 2026-06-05
    days on market $259,000 Active 41 DOM
13. 2026-06-02
    days on market $259,000 Active 39 DOM
14. 2026-06-01
    days on market $259,000 Active 38 DOM
15. 2026-05-31
    days on market $259,000 Active 37 DOM
16. 2026-05-30
    days on market $259,000 Active 36 DOM
17. 2026-04-24
    listed $264,900 Active 1858-char remark
18. 2017-07-03
    soldstatus
19. 2017-06-30
    soldstatus 427-char remark

    Show marketing remark (427 chars)

    Just Reduced!! Spacious 4/3 Home in Hallsville. Vaulted Ceiling & WBFP in the Family Room. Eat-In Kitchen has Solid Surface Counter Tops and Stainless Appliances. Master Suite is Split and is the only room with carpet. Master Bath has Tiled Flooring, Deep Garden Tub & Separate Shower. The other Three bedrooms have Laminate Flooring. Corner Lot. Storage Building. Backyard is Fenced. Award Winning School District.

20. 2016-07-29
    listed $165,000 427-char remark

    Show marketing remark (427 chars)

    Just Reduced!! Spacious 4/3 Home in Hallsville. Vaulted Ceiling & WBFP in the Family Room. Eat-In Kitchen has Solid Surface Counter Tops and Stainless Appliances. Master Suite is Split and is the only room with carpet. Master Bath has Tiled Flooring, Deep Garden Tub & Separate Shower. The other Three bedrooms have Laminate Flooring. Corner Lot. Storage Building. Backyard is Fenced. Award Winning School District.

21. 2012-10-09
    soldstatus
22. 2003-03-24
    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: $3,484 · $290/mo
• Projected year-2 tax: $4,740 · $395/mo
• Expected delta: +$1,256/yr (+$105/mo · 36.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: −$14,508
• − Property taxes: −$3,484
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − Depreciation: −$7,535
• Taxable income: $1,907
• Est. tax owed @ 24.0%: −$458
• After-tax cash flow: $5,483/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: 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

+57.0% since first listed

7 events — show timeline

• 2026-05-23 Price Changed $259,000 LAAR
• 2026-04-24 Listed $264,900 LAAR
• 2017-07-03 Sold (Public Records) — Public Records
• 2017-06-30 Sold (MLS) — LAAR
• 2016-07-29 Listed $165,000 LAAR
• 2012-10-09 Sold (Public Records) — Public Records
• 2003-03-24 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $3,484 · +7.1% YoY. Source: county tax records.