411 W 2nd St · Hale Center, TX 79041

$54,000

3 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 8 Days on market

Built 1951 0.32 ac lot Est $57k · 5% under

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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 +10.0/15.0
• Appreciation +3.5/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This home is a three-bedroom, one bath with dining room. Sits on two lots. It needs a little TLC but make for a great investment property. This property is sold as is.

Key facts

• 0.32 acre lot
• Built 1951
• Listed 8 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Wood siding construction
• Exterior features: Metal roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units; Ceiling fans
• Interior features: Ceiling fans
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).

Location & tenants

• Location reads 70/100 on livability (#370 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D, employment D.
• Hale Center ISD (rural): math 28% / reading 39% proficiency, ranked #569 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 13 units permitted in Hale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $373 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hale County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,000

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 2.13% ✓
• Cap rate: 17.36%
• Cash-on-cash: 39.51%
• DSCR: 2.76
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $57,120
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
522 W 9th St	0.56mi	3/2.0	1,495 (+5%)	15mo	$59,999	$40	50

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: 35.8%
• Equity multiple: 2.52×
• Total profit: $22,996
• Equity at exit: $8,052

10-year hold

• IRR: 42.6%
• Equity multiple: 5.04×
• Total profit: $61,015
• Equity at exit: $4,669

Cash invested: $15,120 (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 79041

• Home prices YoY: -2.8%
• Active inventory: 13
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$283
• Tax from tax record: −$105 /mo · $1,255/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $498

Break-even live

Break-even rent $519

Max offer price $54,000

Occupancy floor 52%

Sensitivity live

Price	-10% $528	-5% $513	+0% $498	+5% $483	+10% $467
Rent	-10% $407	-5% $452	+0% $498	+5% $543	+10% $589
Rate	-1.0pp $525	-0.5pp $512	base $498	+0.5pp $484	+1.0pp $470

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-20
   listed $54,000 Active
2. 2005-06-10
   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: $1,255 · $105/mo
• Projected year-2 tax: $1,255 · $105/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 4/10 Moderate FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,794
• − Mortgage interest: −$3,025
• − Property taxes: −$1,255
• − Insurance: −$270
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$1,571
• Taxable income: $5,466
• Est. tax owed @ 24.0%: −$1,312
• After-tax cash flow: $4,662/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: Hale Center ISD
• NCES district ID: 4822050
• Math proficiency: 28% ▼ -2.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $38,588
• Composite: 27.98/100
• National rank: #6854
• State rank: #569 of 826 in TX

Livability — Hale Center

• Score: 70/100
• State rank: #370
• US rank: #7841

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hale Center, TX
• Population (ZIP): 2,511

Population outlook (Hale County) Hauer SSP2

• Today (2025): 30,851 people
• By 2030: 29,158 · -5.5%
• By 2040: 25,681 · -16.8%
• By 2050: 22,420 · -27.3%
• By 2075: 15,857 · -48.6%
• By 2100: 10,500 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 28% Two or more races 20% Black 6% Native American 3%
• Hispanic origin (detail): Mexican 54% Dominican 2%
• Common ancestry: Italian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 11% · Canada
• Languages at home: 55% English-only · Spanish 45%

Political lean MEDSL · Hale

• 2024 margin: Solid R (+58.0) · D 20.5% · R 78.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -44.9pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+51.1 2016: R+48.4 2012: R+47.8 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.03%
• Current HPI: 103.7834
• 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

2 events — show timeline

• 2026-05-20 Listed $54,000 PARMLS
• 2005-06-10 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,255 · -0.2% YoY. Source: county tax records.