411 S Texana St · Hallettsville, TX 77964

$109,900

3 bd · 2.0 ba · 1,854 sqft · SingleFamily public records · 43 Days on market

Built 1955 9,278 sqft lot $59/sqft · 59% below area ↓ 8% since listing

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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 +14.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment opportunity in Hallettsville featuring two structures situated on one lot. Property offers potential for renovation, rental income, redevelopment, or value-add investment. Conveniently located near downtown Hallettsville, shopping, and major road access. Opportunity for investors or buyers looking to bring new vision to a property with multiple-use potential.

Key facts

• Two structures
• Value-add investment
• Rental income

Tags

• TWO STRUCTURES
• POTENTIAL FOR RENOVATION
• RENTAL INCOME
• REDEVELOPMENT
• VALUE-ADD INVESTMENT
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Annual tax information not included per instructions
• Financial info: Lease not considered
• HOA & community: HOA information not provided

Exterior

• Parking: Attached carport; Carport for 2 vehicles
• Security: Security details not specified
• Utilities: Public water
• Home design: Residential property; Built in 1955; Single-story information not specified; Entry level and facing direction not specified
• Construction: Construction materials listed as unknown; Roof and foundation details not specified
• Exterior features: Lot includes other features

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating
• Interior features: 7 total rooms; Seller disclosure provided
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $23 ($271/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 1.1% in Hallettsville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#436 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities F, commute F, employment F.
• Hallettsville ISD (rural): math 52% / reading 45% proficiency, ranked #207 of 826 in TX (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hallettsville El (math 52% / reading 42%, grade D-, #1,006 of 4,322 statewide, top 25%, 440 students, 41% FRL); Hallettsville J H (math 52% / reading 42%, grade D+, #424 of 1,662 statewide, top 27%, 306 students, 43% FRL); Hallettsville H S (math 52% / reading 57%, grade C-, #379 of 1,632 statewide, top 26%, 426 students, 37% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 134 active listings in the ZIP; 9 units permitted in Lavaca County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lavaca County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.07% ✓
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 7.8

CMA / ARV

• ARV (median comp): $269,632
• List price: $109,900
• Delta: -59.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Ridgecrest St	0.73mi	2/2.0 (-1)	1,837 (-1%)	12mo	$275,000	$150	49
411 N La Grange St	0.61mi	3/3.0	1,679 (-9%)	3mo	$280,000	$167	49
522 County Road 128	0.55mi	3/2.0	1,648 (-11%)	24mo	$305,000	$185	36
420 N La Grange St	0.66mi	3/2.0	1,580 (-15%)	22mo	$275,000	$174	26

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

Projected returns pro-forma

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

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-16,263
• Equity at exit: $16,386

10-year hold

• IRR: -5.9%
• Equity multiple: 0.61×
• Total profit: $-11,874
• Equity at exit: $9,502

Cash invested: $30,772 (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 77964

• Home prices YoY: -28.5%
• Active inventory: 134
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$283 /mo · $3,391/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $23

Break-even live

Break-even rent $1,145

Max offer price $109,900

Occupancy floor 93%

Sensitivity live

Price	-10% $85	-5% $54	+0% $23	+5% $-9	+10% $-40
Rent	-10% $-70	-5% $-24	+0% $23	+5% $69	+10% $115
Rate	-1.0pp $78	-0.5pp $51	base $23	+0.5pp $-6	+1.0pp $-35

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $109,900 Active 43 DOM
2. 2026-06-18
   days on market $109,900 Active 41 DOM
3. 2026-06-17
   days on market $109,900 Active 40 DOM
4. 2026-06-17
   price $109,900 Active 39 DOM
5. 2026-06-16
   days on market $114,900 Active 39 DOM
6. 2026-06-15
   days on market $114,900 Active 38 DOM
7. 2026-06-13
   days on market $114,900 Active 36 DOM
8. 2026-06-12
   days on market $114,900 Active 35 DOM
9. 2026-06-09
   days on market $114,900 Active 32 DOM
10. 2026-06-08
    days on market $114,900 Active 31 DOM
11. 2026-06-08
    days on market $114,900 Active 30 DOM
12. 2026-06-07
    days on market $114,900 Active 29 DOM
13. 2026-06-03
    days on market $114,900 Active 26 DOM
14. 2026-06-02
    days on market $114,900 Active 25 DOM
15. 2026-06-01
    days on market $114,900 Active 24 DOM
16. 2026-05-31
    days on market $114,900 Active 23 DOM
17. 2026-05-08
    listed $119,900 Active 372-char remark
18. 2015-04-15
    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: $3,391 · $283/mo
• Projected year-2 tax: $3,391 · $283/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $14,086
• − Mortgage interest: −$6,156
• − Property taxes: −$3,391
• − Insurance: −$550
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$3,197
• Taxable loss: −$1,462
• Est. tax savings @ 24.0%: +$351
• After-tax cash flow: $622/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: Hallettsville ISD
• NCES district ID: 4822120
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 45% ▼ -2.00%
• Median HH income: $44,139
• Composite: 41.02/100
• National rank: #3587
• State rank: #207 of 826 in TX

Livability — Hallettsville

• Score: 69/100
• State rank: #436
• US rank: #8939

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hallettsville, TX
• Population (ZIP): 8,061

Population outlook (Lavaca County) Hauer SSP2

• Today (2025): 21,154 people
• By 2030: 21,961 · +3.8%
• By 2040: 23,800 · +12.5%
• By 2050: 25,908 · +22.5%
• By 2075: 32,118 · +51.8%
• By 2100: 35,273 · +66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 12% Two or more races 7% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 6% Russian/Polish/Slavic 1% Tagalog/Filipino 1%

Political lean MEDSL · Lavaca

• 2024 margin: Solid R (+76.1) · D 11.8% · R 87.9%
• 2008→2024 swing: -22.3pp toward R · 2008: -53.8pp · 2024: -76.1pp
• All cycles: 2024: R+76.1 2020: R+73.3 2016: R+71.5 2012: R+64.8 2008: R+53.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.10%
• Current HPI: 221.4043
• 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

-8.3% since first listed

4 events — show timeline

• 2026-06-16 Price Changed $109,900 HARMLS
• 2026-05-22 Price Changed $114,900 HARMLS
• 2026-05-08 Listed $119,900 HARMLS
• 2015-04-15 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $3,391 · +2.1% YoY. Source: county tax records.