207 Hamilton Ave

Ballinger, TX 76821

$157,500D-

3 bd · 2.5 ba · 1,576 sqft · Built 1965 · SingleFamily · Active · 35 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,184/mo
• Mortgage (P&I): −$826
• Tax + insurance: −$335
• HOA: −$0
• Vac / Maint / Mgmt: −$249
• Net cashflow: $-226/mo
• Annual: $-2,717/yr
• Cap rate: 4.57%
• Cash-on-cash: -6.16%
• DSCR: 0.73
• 1% rule: 0.75%
• Cash to close: $44,100

Investor read

• This is a 3-bed/2.5-bath single-family listed at $158k.
• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (24.9% below list).
• It's been on market 35 days — a 3% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $118k (25.4% below list) — sets the bar for cash-flow.
• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (4.1% local appreciation)).
• Location reads 66/100 on livability (#623 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, employment D, amenities F.
• Ballinger ISD (town): math 33% / reading 41% proficiency, ranked #496 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ballinger El (math 32% / reading 42%, grade F, #1,769 of 4,322 statewide, top 44%, 368 students, 68% FRL); Ballinger J H (math 32% / reading 37%, grade F, #858 of 1,662 statewide, top 54%, 179 students, 61% FRL); Ballinger H S (math 42% / reading 52%, grade D-, #591 of 1,632 statewide, top 38%, 266 students, 49% FRL).
• Market conditions: 61 active listings in the ZIP; 2 units permitted in Runnels County in 2024 (0 in 5+ unit buildings).
• 2 sale attempts since 11y 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.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• It's been on market 35 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
• Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.