636 Avenue A · Hamlin, TX 79520

$10,000

3 bd · 1.0 ba · 828 sqft · SingleFamily public records · 184 Days on market

Built 1920 7,013 sqft lot $12/sqft · 84% below area

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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 +15.0/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Investor special! 636 NW Avenue A, Hamlin, TX offers an exceptional opportunity to rebuild or redevelop. The existing 3 bed / 1 bath, 828 sq ft structure sits on a 7,013 sq ft lot and is priced below lot value—ideal for investors or builders seeking a budget-friendly project with long-term upside. The home needs demolition, allowing for a fresh start on a generous lot in a quiet neighborhood with convenient access to local amenities. Build new, hold for appreciation, or bundle it with 121 NW Avenue E (offered together for $25,000) for a powerful investment package. Don’t miss this affordable entry into a growing West Texas market with strong rental and resale potential!

Key facts

• Generous lot
• Convenient access
• Quiet neighborhood

Tags

• GENEROUS LOT
• QUIET NEIGHBORHOOD
• CONVENIENT ACCESS
• STRONG RENTAL POTENTIAL
• STRONG RESALE POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $9k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#747 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools F, amenities F.
• Hamlin ISD (rural): math 26% / reading 31% proficiency, ranked #666 of 826 in TX (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP; 1 units permitted in Jones County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $611 of equity ($69 loan paydown + $542 appreciation (5.4% local appreciation)).
• Jones County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($9k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $8,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 10.07% ✓
• Cap rate: 93.84%
• Cash-on-cash: 312.66%
• DSCR: 14.91
• GRM: 0.8

CMA / ARV

• ARV (median comp): $61,863
• List price: $10,000
• Delta: -83.84%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
445 W Lake Dr	0.51mi	2/1.0 (-1)	848 (+2%)	3mo	$49,000	$58	64
539 W Lake Dr	0.55mi	2/1.0 (-1)	800 (-3%)	4mo	$89,900	$112	61
352 SW Avenue A	0.71mi	2/1.5 (-1)	832 (+0%)	4mo	$74,900	$90	55
41 SW SW Ave G Ave #41	0.63mi	2/1.0 (-1)	864 (+4%)	10mo	$70,000	$81	50

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

Projected returns pro-forma

5.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 18.51×
• Total profit: $49,024
• Equity at exit: $5,923

10-year hold

• IRR: —
• Equity multiple: 39.55×
• Total profit: $107,949
• Equity at exit: $10,440

Cash invested: $2,800 (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 79520

• Home prices YoY: 4.6%
• Active inventory: 15
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $1,007 medium
• Mortgage (P&I): −$52
• Tax from tax record: −$10 /mo · $114/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $730

Break-even live

Break-even rent $84

Max offer price $10,000

Occupancy floor 23%

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-03
   days on market $10,000 Active 184 DOM
2. 2026-06-02
   days on market $10,000 Active 183 DOM
3. 2026-06-01
   days on market $10,000 Active 182 DOM
4. 2026-05-31
   days on market $10,000 Active 181 DOM
5. 2026-02-26
   status Active 690-char remark

   Show marketing remark (690 chars)

   Investor special! 636 NW Avenue A, Hamlin, TX offers an exceptional opportunity to rebuild or redevelop. The existing 3 bed / 1 bath, 828 sq ft structure sits on a 7,013 sq ft lot and is priced below lot value—ideal for investors or builders seeking a budget-friendly project with long-term upside. The home needs demolition, allowing for a fresh start on a generous lot in a quiet neighborhood with convenient access to local amenities. Build new, hold for appreciation, or bundle it with 121 NW Avenue E (offered together for $25,000) for a powerful investment package. Don’t miss this affordable entry into a growing West Texas market with strong rental and resale potential!

6. 2026-02-03
   status Pending 690-char remark

   Show marketing remark (690 chars)

   Investor special! 636 NW Avenue A, Hamlin, TX offers an exceptional opportunity to rebuild or redevelop. The existing 3 bed / 1 bath, 828 sq ft structure sits on a 7,013 sq ft lot and is priced below lot value—ideal for investors or builders seeking a budget-friendly project with long-term upside. The home needs demolition, allowing for a fresh start on a generous lot in a quiet neighborhood with convenient access to local amenities. Build new, hold for appreciation, or bundle it with 121 NW Avenue E (offered together for $25,000) for a powerful investment package. Don’t miss this affordable entry into a growing West Texas market with strong rental and resale potential!

7. 2025-11-08
   listed $10,000 Active 690-char remark

   Show marketing remark (690 chars)

   Investor special! 636 NW Avenue A, Hamlin, TX offers an exceptional opportunity to rebuild or redevelop. The existing 3 bed / 1 bath, 828 sq ft structure sits on a 7,013 sq ft lot and is priced below lot value—ideal for investors or builders seeking a budget-friendly project with long-term upside. The home needs demolition, allowing for a fresh start on a generous lot in a quiet neighborhood with convenient access to local amenities. Build new, hold for appreciation, or bundle it with 121 NW Avenue E (offered together for $25,000) for a powerful investment package. Don’t miss this affordable entry into a growing West Texas market with strong rental and resale potential!

ⓘ 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: $114 · $10/mo
• Projected year-2 tax: $183 · $15/mo
• Expected delta: +$69/yr (+$6/mo · 60.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 5 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,086
• − Mortgage interest: −$560
• − Property taxes: −$114
• − Insurance: −$50
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$291
• Taxable income: $9,137
• Est. tax owed @ 24.0%: −$2,193
• After-tax cash flow: $6,562/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: Hamlin ISD
• NCES district ID: 4822260
• Math proficiency: 26% ▼ -6.00%
• Reading proficiency: 31% ▼ -11.00%
• Median HH income: $40,729
• Composite: 24.06/100
• National rank: #7763
• State rank: #666 of 826 in TX

Livability — Hamlin

• Score: 64/100
• State rank: #747
• US rank: #13794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamlin, TX
• City population: 2,576
• Population (ZIP): 2,576

Population outlook (Jones County) Hauer SSP2

• Today (2025): 19,845 people
• By 2030: 20,213 · +1.9%
• By 2040: 21,446 · +8.1%
• By 2050: 22,499 · +13.4%
• By 2075: 23,272 · +17.3%
• By 2100: 20,420 · +2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 32% Two or more races 21% Black 2%
• Hispanic origin (detail): Mexican 30% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Hungarian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+73.2) · D 13.1% · R 86.2%
• 2008→2024 swing: -27.1pp toward R · 2008: -46.1pp · 2024: -73.2pp
• All cycles: 2024: R+73.2 2020: R+69.1 2016: R+65.4 2012: R+54.5 2008: R+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.42%
• Current HPI: 123.4254
• 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

• 2026-02-26 Relisted — HARMLS
• 2026-02-03 Pending — HARMLS
• 2025-11-08 Listed $10,000 HARMLS

Property tax history

-1.8%/yr

Latest (2025): $114 · +2.7% YoY. Source: county tax records.