183 Cr 3496 · Hawkins, TX 75765

$139,000

2 bd · 1.5 ba · 1,120 sqft · SingleFamily public records · 94 Days on market

Built 2015 0.46 ac lot $124/sqft · 51% below area ↓ 3% since listing

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• 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

Lake Hawkins retreat property for your next home, investment property, flipper or Lake area getaway. Is in need of some ceiling sheetrock and insulation repair. Property is in an Estate so seller is not aware how the sheetrock and insulation have fallen in places. Diamond in the rough!

Key facts

• 0.46 acre lot
• Built 2015
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $126k (9.0% 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: schools D+, amenities F, commute F.
• 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.
• Market conditions: 216 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($961 loan paydown + $4k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, 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 94 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 51% 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 $126,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
5. 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.
6. 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.
7. 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: 1.44% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.09%
• DSCR: 1.89
• GRM: 5.8

CMA / ARV

• ARV (median comp): $282,491
• List price: $139,000
• Delta: -48.67%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.6%
• Equity multiple: 2.52×
• Total profit: $58,973
• Equity at exit: $63,257

10-year hold

• IRR: 27.2%
• Equity multiple: 4.88×
• Total profit: $150,925
• Equity at exit: $98,078

Cash invested: $38,920 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$141 /mo · $1,697/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $652

Break-even live

Break-even rent $1,175

Max offer price $139,000

Occupancy floor 62%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 Private Road 7422 Unit 7422 Hawkins, TX	3.0	2.0	1200	$2,000	$1.67	44d	1	0.94mi

Listing history 22 events

1. 2026-06-19
   days on market $139,000 Active 94 DOM
2. 2026-06-18
   price $139,000 Active 93 DOM
3. 2026-06-18
   days on market $145,000 Active 93 DOM
4. 2026-06-17
   days on market $145,000 Active 92 DOM
5. 2026-06-16
   days on market $145,000 Active 91 DOM
6. 2026-06-15
   days on market $145,000 Active 90 DOM
7. 2026-06-14
   days on market $145,000 Active 88 DOM
8. 2026-06-13
   days on market $145,000 Active 87 DOM
9. 2026-06-10
   days on market $145,000 Active 85 DOM
10. 2026-06-09
    days on market $145,000 Active 84 DOM
11. 2026-06-08
    days on market $145,000 Active 83 DOM
12. 2026-06-07
    days on market $145,000 Active 82 DOM
13. 2026-06-05
    days on market $145,000 Active 79 DOM
14. 2026-06-03
    days on market $145,000 Active 78 DOM
15. 2026-06-02
    days on market $145,000 Active 77 DOM
16. 2026-06-01
    days on market $145,000 Active 76 DOM
17. 2026-05-31
    days on market $145,000 Active 75 DOM
18. 2026-05-30
    days on market $145,000 Active 74 DOM
19. 2026-04-22
    price $145,000 286-char remark

    Show marketing remark (286 chars)

    Lake Hawkins retreat property for your next home, investment property, flipper or Lake area getaway. Is in need of some ceiling sheetrock and insulation repair. Property is in an Estate so seller is not aware how the sheetrock and insulation have fallen in places. Diamond in the rough!

20. 2026-03-17
    listed $150,000 Active 286-char remark

    Show marketing remark (286 chars)

    Lake Hawkins retreat property for your next home, investment property, flipper or Lake area getaway. Is in need of some ceiling sheetrock and insulation repair. Property is in an Estate so seller is not aware how the sheetrock and insulation have fallen in places. Diamond in the rough!

21. 2011-09-13
    soldstatus
22. 2004-05-12
    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: $1,697 · $141/mo
• Projected year-2 tax: $2,544 · $212/mo
• Expected delta: +$846/yr (+$71/mo · 49.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $24,000
• − Mortgage interest: −$7,786
• − Property taxes: −$1,697
• − Insurance: −$695
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$4,044
• Taxable income: $5,938
• Est. tax owed @ 24.0%: −$1,425
• After-tax cash flow: $6,395/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

-3.3% since first listed

4 events — show timeline

• 2026-04-22 Price Changed $145,000 GTAR
• 2026-03-17 Listed $150,000 GTAR
• 2011-09-13 Sold (Public Records) — Public Records
• 2004-05-12 Sold (Public Records) — Public Records

Property tax history

+19.9%/yr

Latest (2025): $1,697 · +13.0% YoY. Source: county tax records.