330 Francis St · Hawkins, TX 75765

$229,000

3 bd · 2.0 ba · 1,944 sqft · SingleFamily public records · 27 Days on market

Built 1965 0.51 ac lot

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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 +10.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This mid-1960s classic one-story home, with 3 bedrooms and 2.5 bathrooms on almost half an acre, is ideal for the handy person in the family looking for a solid house that needs updating. The rooms are all of a good size, and the bones of the house and the floor plan can work for most people. The spacious kitchen is full of promise, and the covered patio is ideal for relaxing. This home is priced to sell, and the savvy buyer will see that.

Key facts

• Covered front porch
• Hvac
• Storage building

Tags

• REMODELED HOME
• COVERED FRONT PORCH
• VERSATILE BONUS ROOM
• NEW ROOF
• HVAC
• STORAGE BUILDING

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property
• Construction: Composition roof
• Exterior features: Covered porch; Wood fencing

Interior

• Kitchen: Dishwasher; Microwave
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Natural gas heating; Central air conditioning
• Interior features: Dishwasher; Microwave; Gas water heater; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (18.9% below list).
• Recommended offer: $186k (18.9% below list) — sets the bar for 1% rule.

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); Hawkins H S / Middle (math 39% / reading 42%, grade F, #798 of 1,632 statewide, top 49%, 386 students, 59% FRL).
• Market conditions: 219 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 $9k of equity ($2k loan paydown + $7k appreciation (3.1% local appreciation)).
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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, 53% 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 $185,752 (18.9% 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. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $143,856
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 Glazner St	0.17mi	3/2.0	1,900 (-2%)	0mo	$289,000	$152	88
379 Glazner St	0.14mi	4/2.0 (+1)	2,028 (+4%)	15mo	$150,000	$74	69
749 Francis St	0.32mi	3/2.0	1,772 (-9%)	4mo	$99,000	$56	67
160 Stephanie St	0.20mi	3/2.0	1,758 (-10%)	11mo	$240,000	$137	66
389 Ruth St	0.23mi	3/2.5	1,898 (-2%)	22mo	$119,900	$63	65
280 E T Petty	0.55mi	2/2.0 (-1)	1,940 (-0%)	9mo	$140,000	$72	61
198 Pettit	0.52mi	3/2.0	2,000 (+3%)	13mo	$249,900	$125	60

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

Projected returns pro-forma

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

5-year hold

• IRR: 5.6%
• Equity multiple: 1.33×
• Total profit: $20,906
• Equity at exit: $104,214

10-year hold

• IRR: 8.6%
• Equity multiple: 2.31×
• Total profit: $84,108
• Equity at exit: $161,582

Cash invested: $64,120 (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: 219
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,858 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$295 /mo · $3,539/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-124

Break-even live

Break-even rent $2,014

Max offer price $207,130

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-59	+0% $-124	+5% $-189	+10% $-253
Rent	-10% $-271	-5% $-197	+0% $-124	+5% $-50	+10% $23
Rate	-1.0pp $-8	-0.5pp $-66	base $-124	+0.5pp $-183	+1.0pp $-244

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-13
   days on market $229,000 Active 27 DOM
2. 2026-06-10
   days on market $229,000 Active 25 DOM
3. 2026-06-09
   days on market $229,000 Active 24 DOM
4. 2026-06-08
   days on market $229,000 Active 23 DOM
5. 2026-06-07
   days on market $229,000 Active 22 DOM
6. 2026-06-05
   days on market $229,000 Active 19 DOM
7. 2026-06-03
   days on market $229,000 Active 18 DOM
8. 2026-06-02
   days on market $229,000 Active 17 DOM
9. 2026-06-01
   days on market $229,000 Active 16 DOM
10. 2026-05-31
    days on market $229,000 Active 15 DOM
11. 2026-05-30
    days on market $229,000 Active 14 DOM
12. 2026-05-16
    listed $229,000 Active
13. 2026-03-06
    soldstatus Closed 443-char remark

    Show marketing remark (443 chars)

    This mid-1960s classic one-story home, with 3 bedrooms and 2.5 bathrooms on almost half an acre, is ideal for the handy person in the family looking for a solid house that needs updating. The rooms are all of a good size, and the bones of the house and the floor plan can work for most people. The spacious kitchen is full of promise, and the covered patio is ideal for relaxing. This home is priced to sell, and the savvy buyer will see that.

14. 2026-03-06
    soldstatus

    Show marketing remark (443 chars)

    This mid-1960s classic one-story home, with 3 bedrooms and 2.5 bathrooms on almost half an acre, is ideal for the handy person in the family looking for a solid house that needs updating. The rooms are all of a good size, and the bones of the house and the floor plan can work for most people. The spacious kitchen is full of promise, and the covered patio is ideal for relaxing. This home is priced to sell, and the savvy buyer will see that.

15. 2026-03-03
    status Pending 443-char remark

    Show marketing remark (443 chars)

    This mid-1960s classic one-story home, with 3 bedrooms and 2.5 bathrooms on almost half an acre, is ideal for the handy person in the family looking for a solid house that needs updating. The rooms are all of a good size, and the bones of the house and the floor plan can work for most people. The spacious kitchen is full of promise, and the covered patio is ideal for relaxing. This home is priced to sell, and the savvy buyer will see that.

16. 2026-01-09
    listed $91,000 Active 443-char remark

    Show marketing remark (443 chars)

    This mid-1960s classic one-story home, with 3 bedrooms and 2.5 bathrooms on almost half an acre, is ideal for the handy person in the family looking for a solid house that needs updating. The rooms are all of a good size, and the bones of the house and the floor plan can work for most people. The spacious kitchen is full of promise, and the covered patio is ideal for relaxing. This home is priced to sell, and the savvy buyer will see that.

17. 2025-12-12
    soldstatus
18. 2018-11-19
    soldstatus
19. 2018-11-19
    soldstatus
20. 2018-11-15
    soldstatus 212-char remark

    Show marketing remark (212 chars)

    3 OR 4 BEDROOM WITH 2.5 BTHS, HUGE KITCHEN WITH LARGE DINING ROOM, UPDATED APPLIANCES, RECESSED LIGHTS, LAMINATE FLOORS. LARGE MASTER , JETTED TUB , LARGE ROOM COULD BE USED AS SECOND LIVING ROOM OR BEDROOM, SHOP

21. 2018-11-15
    soldstatus

    Show marketing remark (212 chars)

    3 OR 4 BEDROOM WITH 2.5 BTHS, HUGE KITCHEN WITH LARGE DINING ROOM, UPDATED APPLIANCES, RECESSED LIGHTS, LAMINATE FLOORS. LARGE MASTER , JETTED TUB , LARGE ROOM COULD BE USED AS SECOND LIVING ROOM OR BEDROOM, SHOP

22. 2018-10-12
    listed $94,500
23. 2018-09-04
    soldstatus
24. 2018-08-15
    listed $94,500 212-char remark

    Show marketing remark (212 chars)

    3 OR 4 BEDROOM WITH 2.5 BTHS, HUGE KITCHEN WITH LARGE DINING ROOM, UPDATED APPLIANCES, RECESSED LIGHTS, LAMINATE FLOORS. LARGE MASTER , JETTED TUB , LARGE ROOM COULD BE USED AS SECOND LIVING ROOM OR BEDROOM, SHOP

25. 2017-04-07
    soldstatus
26. 2017-01-25
    listed $47,000
27. 2009-04-08
    soldstatus
28. 2000-12-08
    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: $3,539 · $295/mo
• Projected year-2 tax: $4,191 · $349/mo
• Expected delta: +$652/yr (+$54/mo · 18.4%)

ⓘ 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 ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $22,290
• − Mortgage interest: −$12,828
• − Property taxes: −$3,539
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$6,662
• Taxable loss: −$5,450
• Est. tax savings @ 24.0%: +$1,308
• After-tax cash flow: $-178/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

• Census place: Hawkins, TX
• 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

+387.2% since first listed

17 events — show timeline

• 2026-05-16 Listed $229,000 LAAR
• 2026-03-06 Sold (Public Records) — Public Records
• 2026-03-06 Sold (MLS) — GTAR
• 2026-03-03 Pending — GTAR
• 2026-01-09 Listed $91,000 GTAR
• 2025-12-12 Sold (Public Records) — Public Records
• 2018-11-19 Sold (Public Records) — Public Records
• 2018-11-19 Sold (Public Records) — Public Records
• 2018-11-15 Sold (MLS) — GTAR
• 2018-11-15 Sold (MLS) — LAAR
• 2018-10-12 Listed $94,500 GTAR
• 2018-09-04 Sold (Public Records) — Public Records
• 2018-08-15 Listed $94,500 LAAR
• 2017-04-07 Sold (MLS) — LAAR
• 2017-01-25 Listed $47,000 LAAR
• 2009-04-08 Sold (Public Records) — Public Records
• 2000-12-08 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $3,539 · +10.3% YoY. Source: county tax records.