1121 E Coke · Hamilton, TX 76531

$165,000

2 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 163 Days on market

Built 1960 0.32 ac lot $122/sqft · 7% below area Est $178k · 7% under ↓ 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).

• ARV discount +10.7/15.0
• Appreciation +10.0/10.0
• Cash flow +9.9/30.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This newly remodeled home is a MUST SEE!!! It has 2 bedrooms and 1 bath. The living room boasts a large picture window that looks out to the street view. This home not only has new flooring, new hot water heater and fresh paint, it also has a new roof!!! There is a nice workroom storage area located off the carport.

Key facts

• Fresh paint
• New flooring
• New hot water heater

Tags

• NEW FLOORING
• NEW HOT WATER HEATER
• FRESH PAINT
• NEW ROOF
• WORKROOM STORAGE AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (15.5% below list).
• Recommended offer: $140k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.9% in Hamilton — 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 73/100 on livability (#210 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment D, amenities F.
• Hamilton ISD (town): math 50% / reading 50% proficiency, ranked #192 of 826 in TX (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 117 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 24 units permitted in Hamilton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Hamilton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,500 (15.5% 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. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.85% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.69%
• DSCR: 0.88
• GRM: 9.9

CMA / ARV

• ARV (median comp): $177,721
• List price: $165,000
• Delta: -7.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 S Williams St	0.05mi	2/2.0	1,352 (+0%)	10mo	$225,000	$166	85
1202 Oak Ridge Ln	0.10mi	3/1.5 (+1)	1,239 (-8%)	8mo	$160,000	$129	68
1006 E Coke St	0.18mi	2/2.0	1,500 (+11%)	2mo	$189,000	$126	67
405 S Bouldin St	0.37mi	3/2.0 (+1)	1,388 (+3%)	4mo	$239,000	$172	65
605 S Wieser St	0.31mi	3/2.0 (+1)	1,413 (+5%)	16mo	$225,000	$159	55
818 E Boynton	0.40mi	2/2.0	1,266 (-6%)	23mo	$150,000	$118	48
604 E Gentry	0.58mi	3/1.0 (+1)	1,215 (-10%)	5mo	$125,000	$103	47
303 S Lloyd St	0.59mi	3/2.0 (+1)	1,458 (+8%)	5mo	$105,000	$72	46

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.80×
• Total profit: $83,325
• Equity at exit: $148,645

10-year hold

• IRR: 20.1%
• Equity multiple: 6.43×
• Total profit: $250,690
• Equity at exit: $320,559

Cash invested: $46,200 (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 76531

• Home prices YoY: 17.5%
• Active inventory: 117
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$272 /mo · $3,260/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-104

Break-even live

Break-even rent $1,526

Max offer price $146,695

Occupancy floor —

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 E Ross St Hamilton, TX	3.0	2.0	1341	$1,395	$1.04	13d	1	0.25mi

Listing history 21 events

1. 2026-06-18
   days on market $165,000 Active 163 DOM
2. 2026-06-17
   days on market $165,000 Active 162 DOM
3. 2026-06-16
   days on market $165,000 Active 161 DOM
4. 2026-06-15
   days on market $165,000 Active 160 DOM
5. 2026-06-13
   days on market $165,000 Active 158 DOM
6. 2026-06-12
   days on market $165,000 Active 157 DOM
7. 2026-06-09
   days on market $165,000 Active 154 DOM
8. 2026-06-08
   days on market $165,000 Active 153 DOM
9. 2026-06-08
   days on market $165,000 Active 152 DOM
10. 2026-06-05
    days on market $165,000 Active 150 DOM
11. 2026-06-03
    days on market $165,000 Active 148 DOM
12. 2026-06-02
    days on market $165,000 Active 147 DOM
13. 2026-06-01
    days on market $165,000 Active 146 DOM
14. 2026-05-31
    days on market $165,000 Active 145 DOM
15. 2026-02-27
    price $165,000 318-char remark

    Show marketing remark (318 chars)

    This newly remodeled home is a MUST SEE!!! It has 2 bedrooms and 1 bath. The living room boasts a large picture window that looks out to the street view. This home not only has new flooring, new hot water heater and fresh paint, it also has a new roof!!! There is a nice workroom storage area located off the carport.

16. 2026-01-06
    listed $175,000 Active 318-char remark

    Show marketing remark (318 chars)

    This newly remodeled home is a MUST SEE!!! It has 2 bedrooms and 1 bath. The living room boasts a large picture window that looks out to the street view. This home not only has new flooring, new hot water heater and fresh paint, it also has a new roof!!! There is a nice workroom storage area located off the carport.

17. 2026-01-02
    historical
18. 2025-12-02
    price $175,000
19. 2025-07-02
    listed $180,000 Active
20. 2024-08-21
    soldstatus
21. 1998-08-12
    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: $3,260 · $272/mo
• Projected year-2 tax: $3,260 · $272/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 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $16,740
• − Mortgage interest: −$9,243
• − Property taxes: −$3,260
• − Insurance: −$825
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$4,800
• Taxable loss: −$4,066
• Est. tax savings @ 24.0%: +$976
• After-tax cash flow: $-268/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: Hamilton ISD
• NCES district ID: 4822230
• Math proficiency: 50% ▲ 1.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $43,597
• Composite: 42.18/100
• National rank: #3293
• State rank: #192 of 826 in TX

Livability — Hamilton

• Score: 73/100
• State rank: #210
• US rank: #5259

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamilton, TX
• Population (ZIP): 4,673

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 7,553 people
• By 2030: 7,212 · -4.5%
• By 2040: 6,566 · -13.1%
• By 2050: 5,976 · -20.9%
• By 2075: 5,077 · -32.8%
• By 2100: 4,196 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 13% Two or more races 11% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 9% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 9% Russian/Polish/Slavic 1%

Political lean MEDSL · Hamilton

• 2024 margin: Solid R (+71.3) · D 14.0% · R 85.3%
• 2008→2024 swing: -18.0pp toward R · 2008: -53.3pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+68.4 2016: R+71.4 2012: R+65.5 2008: R+53.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.83%
• Current HPI: 226.8273
• 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

7 events — show timeline

• 2026-02-27 Price Changed $165,000 NTREIS
• 2026-01-06 Listed $175,000 NTREIS
• 2026-01-02 Listing Removed — NTREIS
• 2025-12-02 Price Changed $175,000 NTREIS
• 2025-07-02 Listed $180,000 NTREIS
• 2024-08-21 Sold (Public Records) — Public Records
• 1998-08-12 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,260 · +14.0% YoY. Source: county tax records.