204 Roosevelt · Hooks, TX 75561

$80,000

3 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 123 Days on market

Built 1970 0.31 ac lot $56/sqft · 54% below area ↓ 6% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special with incredible potential! This spacious property is ready for your vision and finishing touches. Featuring 3 bedrooms plus an office, there’s plenty of room to reimagine and add value. The layout offers generous living space, making it an ideal opportunity for investors or buyers looking to renovate and customize. A new HVAC system and new water heater recently installed. Situated on a large lot, the property also includes an impressive heavy beam construction 25x25 shop with 14 foot ceilings, a lean-to, and 30 foot covered RV storage. With the right updates, this property could truly shine. Don’t miss the chance to turn this opportunity into something special!

Key facts

• 14 foot ceilings
• New water heater
• New hvac system

Tags

• NEW HVAC SYSTEM
• NEW WATER HEATER
• HEAVY BEAM CONSTRUCTION
• 25X25 SHOP
• 14 FOOT CEILINGS
• 30 FOOT COVERED RV STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#819 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: schools C-, amenities F, commute F.
• Hooks ISD (town): math 46% / reading 50% proficiency, ranked #226 of 826 in TX (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 1970 — 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. 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: 1.60% ✓
• Cap rate: 11.98%
• Cash-on-cash: 20.31%
• DSCR: 1.90
• GRM: 5.2

CMA / ARV

• ARV (median comp): $175,000
• List price: $80,000
• Delta: -54.29%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.6%
• Equity multiple: 1.50×
• Total profit: $11,258
• Equity at exit: $11,928

10-year hold

• IRR: 21.6%
• Equity multiple: 2.84×
• Total profit: $41,184
• Equity at exit: $6,917

Cash invested: $22,400 (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 75561

• Home prices YoY: -8.4%
• Active inventory: 65
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$181 /mo · $2,174/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $379

Break-even live

Break-even rent $803

Max offer price $80,000

Occupancy floor 65%

Sensitivity live

Price	-10% $424	-5% $402	+0% $379	+5% $357	+10% $334
Rent	-10% $278	-5% $329	+0% $379	+5% $430	+10% $481
Rate	-1.0pp $419	-0.5pp $400	base $379	+0.5pp $358	+1.0pp $337

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $80,000 Active 123 DOM
2. 2026-06-18
   days on market $80,000 Active 122 DOM
3. 2026-06-17
   days on market $80,000 Active 121 DOM
4. 2026-06-16
   days on market $80,000 Active 120 DOM
5. 2026-06-15
   days on market $80,000 Active 119 DOM
6. 2026-06-14
   days on market $80,000 Active 117 DOM
7. 2026-06-13
   days on market $80,000 Active 116 DOM
8. 2026-06-10
   days on market $80,000 Active 114 DOM
9. 2026-06-09
   days on market $80,000 Active 113 DOM
10. 2026-06-08
    days on market $80,000 Active 112 DOM
11. 2026-06-07
    days on market $80,000 Active 111 DOM
12. 2026-06-05
    days on market $80,000 Active 108 DOM
13. 2026-06-03
    days on market $80,000 Active 107 DOM
14. 2026-06-02
    days on market $80,000 Active 106 DOM
15. 2026-06-01
    days on market $80,000 Active 105 DOM
16. 2026-05-31
    days on market $80,000 Active 104 DOM
17. 2026-05-30
    days on market $80,000 Active 103 DOM
18. 2026-03-18
    price $80,000 699-char remark

    Show marketing remark (699 chars)

    Investor Special with incredible potential! This spacious property is ready for your vision and finishing touches. Featuring 3 bedrooms plus an office, there’s plenty of room to reimagine and add value. The layout offers generous living space, making it an ideal opportunity for investors or buyers looking to renovate and customize. A new HVAC system and new water heater recently installed. Situated on a large lot, the property also includes an impressive heavy beam construction 25x25 shop with 14 foot ceilings, a lean-to, and 30 foot covered RV storage. With the right updates, this property could truly shine. Don’t miss the chance to turn this opportunity into something special!

19. 2026-02-16
    listed $85,000 Active 699-char remark

    Show marketing remark (699 chars)

    Investor Special with incredible potential! This spacious property is ready for your vision and finishing touches. Featuring 3 bedrooms plus an office, there’s plenty of room to reimagine and add value. The layout offers generous living space, making it an ideal opportunity for investors or buyers looking to renovate and customize. A new HVAC system and new water heater recently installed. Situated on a large lot, the property also includes an impressive heavy beam construction 25x25 shop with 14 foot ceilings, a lean-to, and 30 foot covered RV storage. With the right updates, this property could truly shine. Don’t miss the chance to turn this opportunity into something special!

20. 2016-10-03
    soldstatus
21. 1997-07-01
    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: $2,174 · $181/mo
• Projected year-2 tax: $2,174 · $181/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,392
• − Mortgage interest: −$4,481
• − Property taxes: −$2,174
• − Insurance: −$400
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$2,327
• Taxable income: $3,546
• Est. tax owed @ 24.0%: −$851
• After-tax cash flow: $3,699/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: Hooks ISD
• NCES district ID: 4823490
• Math proficiency: 46% ▼ -9.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $42,354
• Composite: 40.38/100
• National rank: #3734
• State rank: #226 of 826 in TX

Livability — Hooks

• Score: 64/100
• State rank: #819
• US rank: #14861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hooks, TX
• Population (ZIP): 4,954

Population outlook (Bowie County) Hauer SSP2

• Today (2025): 94,699 people
• By 2030: 94,824 · +0.1%
• By 2040: 94,870 · +0.2%
• By 2050: 93,686 · -1.1%
• By 2075: 90,082 · -4.9%
• By 2100: 76,579 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 16% Hispanic / Latino 8% Two or more races 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% European 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Bowie

• 2024 margin: Solid R (+48.7) · D 25.3% · R 74.0%
• 2008→2024 swing: -10.8pp toward R · 2008: -37.9pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+42.8 2016: R+46.6 2012: R+41.5 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.29%
• Current HPI: 154.9243
• 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

-5.9% since first listed

4 events — show timeline

• 2026-03-18 Price Changed $80,000 NTREIS
• 2026-02-16 Listed $85,000 NTREIS
• 2016-10-03 Sold (Public Records) — Public Records
• 1997-07-01 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,174 · +7.4% YoY. Source: county tax records.