122 NW Avenue E · Hamlin, TX 79520

$20,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 184 Days on market

Built 1945 10,497 sqft lot $21/sqft · 74% 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! 122 NW Avenue E, Hamlin, TX presents a prime opportunity for redevelopment or full renovation. The existing structure needs demolition or complete rehab, offering a blank canvas for your next project. Priced below market value for a quick sale—ideal for investors looking to capitalize on a rapidly growing West Texas market. The property sits on a spacious lot with excellent potential for a new build or rental. Can be bundled with 636 NW Avenue A for $25,000 total to expand your portfolio. Properties like this are getting harder to find—don’t miss out on this affordable investment opportunity! Owner is related to the agent.

Key facts

• Spacious lot
• Full renovation
• 0.24 acre lot

Tags

• SPACIOUS LOT
• FULL RENOVATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($894 rent vs $20k).
• Recommended offer: $18k (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 $1k of equity ($138 loan paydown + $1k 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 $6k 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 ($18k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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

• Watch-outs: property tax is 2.6% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,600 (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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 4.47% ✓
• Cap rate: 39.25%
• Cash-on-cash: 117.71%
• DSCR: 6.24
• GRM: 1.9

CMA / ARV

• ARV (median comp): $77,554
• List price: $20,000
• Delta: -74.21%
• Verdict: UNDERPRICED
• Comps: 14 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	0.12mi	2/1.0	848 (-12%)	3mo	$49,000	$58	72
41 SW SW Ave G Ave #41	0.18mi	2/1.0	864 (-10%)	10mo	$70,000	$81	67
220 SW 5th St	0.48mi	2/1.0	864 (-10%)	4mo	$55,000	$64	57
352 SW Avenue A	0.46mi	2/1.5	832 (-13%)	4mo	$74,900	$90	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: 8.16×
• Total profit: $40,103
• Equity at exit: $11,846

10-year hold

• IRR: —
• Equity multiple: 17.22×
• Total profit: $90,820
• Equity at exit: $20,881

Cash invested: $5,600 (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: 1.9×

Monthly cashflow live

• Estimated rent: $894 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$44 /mo · $523/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $549

Break-even live

Break-even rent $198

Max offer price $20,000

Occupancy floor 34%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-03
   days on market $20,000 Active 184 DOM
2. 2026-06-02
   days on market $20,000 Active 183 DOM
3. 2026-06-01
   days on market $20,000 Active 182 DOM
4. 2026-05-31
   days on market $20,000 Active 181 DOM
5. 2026-02-26
   status Active 666-char remark

   Show marketing remark (666 chars)

   Investor special! 122 NW Avenue E, Hamlin, TX presents a prime opportunity for redevelopment or full renovation. The existing structure needs demolition or complete rehab, offering a blank canvas for your next project. Priced below market value for a quick sale—ideal for investors looking to capitalize on a rapidly growing West Texas market. The property sits on a spacious lot with excellent potential for a new build or rental. Can be bundled with 636 NW Avenue A for $25,000 total to expand your portfolio. Properties like this are getting harder to find—don’t miss out on this affordable investment opportunity! Owner is related to the agent.

6. 2026-02-03
   status Pending 666-char remark

   Show marketing remark (666 chars)

   Investor special! 122 NW Avenue E, Hamlin, TX presents a prime opportunity for redevelopment or full renovation. The existing structure needs demolition or complete rehab, offering a blank canvas for your next project. Priced below market value for a quick sale—ideal for investors looking to capitalize on a rapidly growing West Texas market. The property sits on a spacious lot with excellent potential for a new build or rental. Can be bundled with 636 NW Avenue A for $25,000 total to expand your portfolio. Properties like this are getting harder to find—don’t miss out on this affordable investment opportunity! Owner is related to the agent.

7. 2025-11-08
   listed $20,000 Active 666-char remark

   Show marketing remark (666 chars)

   Investor special! 122 NW Avenue E, Hamlin, TX presents a prime opportunity for redevelopment or full renovation. The existing structure needs demolition or complete rehab, offering a blank canvas for your next project. Priced below market value for a quick sale—ideal for investors looking to capitalize on a rapidly growing West Texas market. The property sits on a spacious lot with excellent potential for a new build or rental. Can be bundled with 636 NW Avenue A for $25,000 total to expand your portfolio. Properties like this are getting harder to find—don’t miss out on this affordable investment opportunity! Owner is related to the agent.

8. 2025-09-30
   historical
9. 2025-09-04
   price $16,000
10. 2025-07-08
    price $20,000
11. 2025-05-15
    price $35,000
12. 2025-01-28
    price $30,000
13. 2024-09-16
    listed $35,000 Active
14. 2021-12-27
    soldstatus
15. 2020-11-10
    status Pending
16. 2020-11-08
    historical
17. 2020-11-04
    listed $3,000 Active
18. 2013-11-13
    soldstatus
19. 1990-04-19
    soldstatus
20. 1990-03-11
    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: $523 · $44/mo
• Projected year-2 tax: $523 · $44/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $10,726
• − Mortgage interest: −$1,120
• − Property taxes: −$523
• − Insurance: −$100
• − Repairs & maintenance: −$858
• − Management: −$858
• − Depreciation: −$582
• Taxable income: $6,685
• Est. tax owed @ 24.0%: −$1,604
• After-tax cash flow: $4,988/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

+566.7% since first listed

16 events — show timeline

• 2026-02-26 Relisted — HARMLS
• 2026-02-03 Pending — HARMLS
• 2025-11-08 Listed $20,000 HARMLS
• 2025-09-30 Listing Removed — HARMLS
• 2025-09-04 Price Changed $16,000 HARMLS
• 2025-07-08 Price Changed $20,000 HARMLS
• 2025-05-15 Price Changed $35,000 HARMLS
• 2025-01-28 Price Changed $30,000 HARMLS
• 2024-09-16 Listed $35,000 HARMLS
• 2021-12-27 Sold (Public Records) — Public Records
• 2020-11-10 Pending — NTREIS
• 2020-11-08 Listing Removed — NTREIS
• 2020-11-04 Listed $3,000 NTREIS
• 2013-11-13 Sold (Public Records) — Public Records
• 1990-04-19 Sold (Public Records) — Public Records
• 1990-03-11 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $523 · +2.7% YoY. Source: county tax records.