227 County Road 2997 · Hughes Springs, TX 75656

$87,500

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 639 Days on market

Built 1981 Fair condition 1.94 ac lot $76/sqft · 52% below area ↓ 24% since listing

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Why this score? — see what drove the B 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Experience the best of country living with this charming 3-bedroom, one-bath home, spanning just over 1150 sq ft. Nestled just outside the city limits, this property boasts an expansive 1.94 acres, complete with a variety of outdoor metal buildings. Enjoy the convenience of a covered carport suitable for an RV or mobile home, multiple workshops, storage units, a boat shed, and more. The land is adorned with majestic pecan and peach trees. While the home requires some tender loving care and completion of ongoing remodeling, it features a durable metal roof, a well, a recently installed water heater, fresh paint, and some partially updated flooring. With its vast potential and ample space, this property invites you to transform it into your dream home. Call today for your showing of this peaceful place!!!

Key facts

• Metal roof
• Covered carport
• Metal buildings

Tags

• METAL BUILDINGS
• COVERED CARPORT
• PECAN AND PEACH TREES
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#257 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment D+, amenities F.
• Hughes Springs ISD (town): math 43% / reading 46% proficiency, ranked #296 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 12 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($605 loan paydown + $5k appreciation (5.7% local appreciation)).
• Cass County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 639 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

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 $77,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 639 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.52%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $183,277
• List price: $87,500
• Delta: -52.26%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

5.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 2.73×
• Total profit: $42,392
• Equity at exit: $53,130

10-year hold

• IRR: 25.3%
• Equity multiple: 5.51×
• Total profit: $110,453
• Equity at exit: $94,768

Cash invested: $24,500 (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 75656

• Home prices YoY: 3.7%
• Active inventory: 58
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$111 /mo · $1,327/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $296

Break-even live

Break-even rent $767

Max offer price $87,500

Occupancy floor 69%

Sensitivity live

Price	-10% $346	-5% $321	+0% $296	+5% $272	+10% $247
Rent	-10% $206	-5% $251	+0% $296	+5% $341	+10% $387
Rate	-1.0pp $340	-0.5pp $319	base $296	+0.5pp $274	+1.0pp $251

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $87,500 Active 639 DOM
2. 2026-06-21
   days on market $87,500 Active 638 DOM
3. 2026-06-18
   days on market $87,500 Active 636 DOM
4. 2026-06-17
   days on market $87,500 Active 635 DOM
5. 2026-06-16
   days on market $87,500 Active 634 DOM
6. 2026-06-15
   days on market $87,500 Active 633 DOM
7. 2026-06-13
   days on market $87,500 Active 631 DOM
8. 2026-06-12
   days on market $87,500 Active 630 DOM
9. 2026-06-10
   days on market $87,500 Active 627 DOM
10. 2026-06-08
    days on market $87,500 Active 626 DOM
11. 2026-06-08
    days on market $87,500 Active 625 DOM
12. 2026-06-05
    days on market $87,500 Active 623 DOM
13. 2026-06-03
    days on market $87,500 Active 621 DOM
14. 2026-06-02
    days on market $87,500 Active 620 DOM
15. 2026-06-02
    days on market $87,500 Active 619 DOM
16. 2026-05-31
    days on market $87,500 Active 618 DOM
17. 2025-10-19
    price $87,500 814-char remark

    Show marketing remark (814 chars)

    Experience the best of country living with this charming 3-bedroom, one-bath home, spanning just over 1150 sq ft. Nestled just outside the city limits, this property boasts an expansive 1.94 acres, complete with a variety of outdoor metal buildings. Enjoy the convenience of a covered carport suitable for an RV or mobile home, multiple workshops, storage units, a boat shed, and more. The land is adorned with majestic pecan and peach trees. While the home requires some tender loving care and completion of ongoing remodeling, it features a durable metal roof, a well, a recently installed water heater, fresh paint, and some partially updated flooring. With its vast potential and ample space, this property invites you to transform it into your dream home. Call today for your showing of this peaceful place!!!

18. 2025-07-28
    price $89,900 814-char remark

    Show marketing remark (814 chars)

    Experience the best of country living with this charming 3-bedroom, one-bath home, spanning just over 1150 sq ft. Nestled just outside the city limits, this property boasts an expansive 1.94 acres, complete with a variety of outdoor metal buildings. Enjoy the convenience of a covered carport suitable for an RV or mobile home, multiple workshops, storage units, a boat shed, and more. The land is adorned with majestic pecan and peach trees. While the home requires some tender loving care and completion of ongoing remodeling, it features a durable metal roof, a well, a recently installed water heater, fresh paint, and some partially updated flooring. With its vast potential and ample space, this property invites you to transform it into your dream home. Call today for your showing of this peaceful place!!!

19. 2025-07-09
    price $103,900 814-char remark

    Show marketing remark (814 chars)

    Experience the best of country living with this charming 3-bedroom, one-bath home, spanning just over 1150 sq ft. Nestled just outside the city limits, this property boasts an expansive 1.94 acres, complete with a variety of outdoor metal buildings. Enjoy the convenience of a covered carport suitable for an RV or mobile home, multiple workshops, storage units, a boat shed, and more. The land is adorned with majestic pecan and peach trees. While the home requires some tender loving care and completion of ongoing remodeling, it features a durable metal roof, a well, a recently installed water heater, fresh paint, and some partially updated flooring. With its vast potential and ample space, this property invites you to transform it into your dream home. Call today for your showing of this peaceful place!!!

20. 2025-05-29
    price $104,900 814-char remark

    Show marketing remark (814 chars)

    Experience the best of country living with this charming 3-bedroom, one-bath home, spanning just over 1150 sq ft. Nestled just outside the city limits, this property boasts an expansive 1.94 acres, complete with a variety of outdoor metal buildings. Enjoy the convenience of a covered carport suitable for an RV or mobile home, multiple workshops, storage units, a boat shed, and more. The land is adorned with majestic pecan and peach trees. While the home requires some tender loving care and completion of ongoing remodeling, it features a durable metal roof, a well, a recently installed water heater, fresh paint, and some partially updated flooring. With its vast potential and ample space, this property invites you to transform it into your dream home. Call today for your showing of this peaceful place!!!

21. 2024-09-20
    listed $114,900 Active 814-char remark

    Show marketing remark (814 chars)

    Experience the best of country living with this charming 3-bedroom, one-bath home, spanning just over 1150 sq ft. Nestled just outside the city limits, this property boasts an expansive 1.94 acres, complete with a variety of outdoor metal buildings. Enjoy the convenience of a covered carport suitable for an RV or mobile home, multiple workshops, storage units, a boat shed, and more. The land is adorned with majestic pecan and peach trees. While the home requires some tender loving care and completion of ongoing remodeling, it features a durable metal roof, a well, a recently installed water heater, fresh paint, and some partially updated flooring. With its vast potential and ample space, this property invites you to transform it into your dream home. Call today for your showing of this peaceful place!!!

ⓘ 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: $1,327 · $111/mo
• Projected year-2 tax: $1,601 · $133/mo
• Expected delta: +$275/yr (+$23/mo · 20.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,705
• − Mortgage interest: −$4,901
• − Property taxes: −$1,327
• − Insurance: −$438
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$2,545
• Taxable income: $2,301
• Est. tax owed @ 24.0%: −$552
• After-tax cash flow: $3,004/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 1-bath home requires moderate renovations, including painting, flooring, and kitchen/bath fixture installation. With a metal roof and ample outdoor space, it has significant potential for increased value.

Repairs flagged

• Major Exposed subfloor in kitchen and bath — Structural damage
• Major Exposed subfloor in kitchen and bath — Structural damage
• Major Exposed subfloor in kitchen and bath — Structural damage

Value-add opportunities

• Resale Painting — Fresh paint enhances curb appeal
• Resale Flooring installation — New flooring improves aesthetics
• Both Kitchen and bath fixtures installation — Completed renovations ready for move-in

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor in kitchen and bath · Structural damage	Major	$15,000–50,000
Exposed subfloor in kitchen and bath · Structural damage	Major	$15,000–50,000
Exposed subfloor in kitchen and bath · Structural damage	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Painting — Fresh paint enhances curb appeal ↑
• Resale Flooring installation — New flooring improves aesthetics ↑
• Both Kitchen and bath fixtures installation — Completed renovations ready for move-in ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hughes Springs ISD
• NCES district ID: 4823850
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $39,202
• Composite: 37.19/100
• National rank: #4474
• State rank: #296 of 826 in TX

Livability — Hughes Springs

• Score: 72/100
• State rank: #257
• US rank: #5944

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,657

Population outlook (Cass County) Hauer SSP2

• Today (2025): 29,998 people
• By 2030: 29,583 · -1.4%
• By 2040: 28,512 · -5.0%
• By 2050: 27,230 · -9.2%
• By 2075: 24,917 · -16.9%
• By 2100: 21,582 · -28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 18% Two or more races 7% Hispanic / Latino 6% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+65.7) · D 17.0% · R 82.7%
• 2008→2024 swing: -25.2pp toward R · 2008: -40.4pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+59.1 2016: R+59.7 2012: R+49.5 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.66%
• Current HPI: 158.9983
• 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

-23.8% since first listed

5 events — show timeline

• 2025-10-19 Price Changed $87,500 LAAR
• 2025-07-28 Price Changed $89,900 LAAR
• 2025-07-09 Price Changed $103,900 LAAR
• 2025-05-29 Price Changed $104,900 LAAR
• 2024-09-20 Listed $114,900 LAAR

Property tax history

+2.1%/yr

Latest (2025): $1,327 · +2.1% YoY. Source: county tax records.