620 E Elm St · Hillsboro, TX 76645

$275,000

4 bd · 2.0 ba · 2,700 sqft · SingleFamily public records · 136 Days on market

Built 1945 7,710 sqft lot $102/sqft · at area comps Est $284k · at est. ↓ 1% 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 +13.3/30.0
• ARV discount +8.9/15.0
• 1% rule +4.0/10.0
• DSCR +4.0/10.0
• Schools +3.5/10.0
• 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

This four bedroom, three bathroom home offers 2,007 sq. ft. of flexible living space just minutes from the downtown area, making it ideal for those who value both convenience and room to spread out. Recent exterior improvements provide peace of mind, including a full exterior repaint and a brand-new roof completed in December 2025. Designed with versatility in mind, the layout easily supports multigenerational living or guests with separate spaces upstairs and downstairs. The main floor features one bedroom, two full baths, living room, dining room, a kitchen, and a small office. Upstairs you’ll find three additional bedrooms, a second kitchen and a breakfast nook. The larger bedroom could also be used as a second living area or a game room. Some areas of the home feature original wood flooring, adding character and warmth. With two kitchens, multiple gathering spaces, and a flexible floor plan, this home offers practical options for extended family, rental potential, or simply extra elbow room. Call today for a showing.

Key facts

• Breakfast nook
• Brand new roof
• Second kitchen

Tags

• FULL EXTERIOR REPAINT
• BRAND NEW ROOF
• SEPARATE SPACES UPSTAIRS
• SECOND KITCHEN
• BREAKFAST NOOK
• ORIGINAL WOOD FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $1 ($15/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (9.6% below list).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 3.6% in Hillsboro — 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 64/100 on livability (#803 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment D-.
• Hillsboro ISD (town): math 46% / reading 39% proficiency, ranked #370 of 826 in TX (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hillsboro Int (math 43% / reading 35%, grade F, #690 of 1,662 statewide, top 42%, 429 students, 81% FRL); Hillsboro J H (math 47% / reading 40%, grade D, #530 of 1,662 statewide, top 32%, 272 students, 72% FRL); Hillsboro H S (math 52% / reading 47%, grade D, #509 of 1,632 statewide, top 34%, 604 students, 78% FRL).
• Market conditions: 158 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 65 units permitted in Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Hill County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.90% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 9.2

CMA / ARV

• ARV (median comp): $283,807
• List price: $275,000
• Delta: -3.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 Craig St	0.20mi	3/2.5 (-1)	2,640 (-2%)	8mo	$355,000	$134	74
900 Park Dr	0.30mi	5/2.5 (+1)	2,789 (+3%)	4mo	$294,500	$106	70
100 Corsicana St	0.52mi	4/3.0	2,802 (+4%)	3mo	$297,500	$106	63
310 Craig St	0.20mi	4/2.5	2,310 (-14%)	10mo	$279,900	$121	56
302 Carr St	0.34mi	3/2.0 (-1)	2,331 (-14%)	2mo	$315,000	$135	54
707 Craig St	0.57mi	3/2.0 (-1)	2,600 (-4%)	10mo	$489,900	$188	54
310 Carr St	0.40mi	4/3.0	2,349 (-13%)	3mo	$299,000	$127	53
416 E Walnut St	0.25mi	4/2.5	2,448 (-9%)	23mo	$280,000	$114	52
100 Delmore Dr	0.70mi	5/3.0 (+1)	2,506 (-7%)	3mo	$299,000	$119	44
320 Carr St	0.48mi	4/2.0	2,415 (-11%)	19mo	$325,000	$135	44
337 Carr St	0.45mi	3/2.0 (-1)	2,453 (-9%)	20mo	$349,000	$142	42

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-44,407
• Equity at exit: $41,003

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-38,261
• Equity at exit: $23,777

Cash invested: $77,000 (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 76645

• Home prices YoY: -33.5%
• Active inventory: 158
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,485 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$405 /mo · $4,862/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $1

Break-even live

Break-even rent $2,483

Max offer price $275,000

Occupancy floor 95%

Sensitivity live

Price	-10% $157	-5% $79	+0% $1	+5% $-77	+10% $-154
Rent	-10% $-195	-5% $-97	+0% $1	+5% $99	+10% $198
Rate	-1.0pp $140	-0.5pp $71	base $1	+0.5pp $-70	+1.0pp $-143

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Garland Dr Hillsboro, TX	3.0	2.0	2000	$2,485	$1.24	45d	1	0.84mi

Listing history 20 events

1. 2026-06-21
   days on market $275,000 Active 136 DOM
2. 2026-06-21
   days on market $275,000 Active 135 DOM
3. 2026-06-18
   days on market $275,000 Active 133 DOM
4. 2026-06-17
   days on market $275,000 Active 132 DOM
5. 2026-06-16
   days on market $275,000 Active 131 DOM
6. 2026-06-15
   days on market $275,000 Active 130 DOM
7. 2026-06-13
   days on market $275,000 Active 128 DOM
8. 2026-06-12
   days on market $275,000 Active 127 DOM
9. 2026-06-10
   days on market $275,000 Active 124 DOM
10. 2026-06-08
    days on market $275,000 Active 123 DOM
11. 2026-06-08
    days on market $275,000 Active 122 DOM
12. 2026-06-07
    days on market $275,000 Active 121 DOM
13. 2026-06-03
    days on market $275,000 Active 118 DOM
14. 2026-06-02
    days on market $275,000 Active 117 DOM
15. 2026-06-01
    days on market $275,000 Active 116 DOM
16. 2026-05-31
    days on market $275,000 Active 115 DOM
17. 2026-03-21
    price $275,000 1042-char remark

    Show marketing remark (1042 chars)

    This four bedroom, three bathroom home offers 2,007 sq. ft. of flexible living space just minutes from the downtown area, making it ideal for those who value both convenience and room to spread out. Recent exterior improvements provide peace of mind, including a full exterior repaint and a brand-new roof completed in December 2025. Designed with versatility in mind, the layout easily supports multigenerational living or guests with separate spaces upstairs and downstairs. The main floor features one bedroom, two full baths, living room, dining room, a kitchen, and a small office. Upstairs you’ll find three additional bedrooms, a second kitchen and a breakfast nook. The larger bedroom could also be used as a second living area or a game room. Some areas of the home feature original wood flooring, adding character and warmth. With two kitchens, multiple gathering spaces, and a flexible floor plan, this home offers practical options for extended family, rental potential, or simply extra elbow room. Call today for a showing.

18. 2026-02-05
    listed $279,000 Active 1042-char remark

    Show marketing remark (1042 chars)

    This four bedroom, three bathroom home offers 2,007 sq. ft. of flexible living space just minutes from the downtown area, making it ideal for those who value both convenience and room to spread out. Recent exterior improvements provide peace of mind, including a full exterior repaint and a brand-new roof completed in December 2025. Designed with versatility in mind, the layout easily supports multigenerational living or guests with separate spaces upstairs and downstairs. The main floor features one bedroom, two full baths, living room, dining room, a kitchen, and a small office. Upstairs you’ll find three additional bedrooms, a second kitchen and a breakfast nook. The larger bedroom could also be used as a second living area or a game room. Some areas of the home feature original wood flooring, adding character and warmth. With two kitchens, multiple gathering spaces, and a flexible floor plan, this home offers practical options for extended family, rental potential, or simply extra elbow room. Call today for a showing.

19. 2000-01-03
    soldstatus
20. 1996-08-09
    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: $4,862 · $405/mo
• Projected year-2 tax: $5,032 · $419/mo
• Expected delta: +$170/yr (+$14/mo · 3.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 24 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: $29,820
• − Mortgage interest: −$15,404
• − Property taxes: −$4,862
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,386
• − Management: −$2,386
• − Depreciation: −$8,000
• Taxable loss: −$4,593
• Est. tax savings @ 24.0%: +$1,102
• After-tax cash flow: $1,117/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: Hillsboro ISD
• NCES district ID: 4823280
• Math proficiency: 46% ▲ 4.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $34,483
• Composite: 35.12/100
• National rank: #5016
• State rank: #370 of 826 in TX

Livability — Hillsboro

• Score: 64/100
• State rank: #803
• US rank: #14657

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hillsboro, TX
• City population: 11,321
• Population (ZIP): 11,321

Population outlook (Hill County) Hauer SSP2

• Today (2025): 34,013 people
• By 2030: 33,289 · -2.1%
• By 2040: 31,688 · -6.8%
• By 2050: 30,100 · -11.5%
• By 2075: 26,818 · -21.2%
• By 2100: 22,918 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 52% Hispanic / Latino 34% Black 10% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 11% · Canada
• Languages at home: 73% English-only · Spanish 26%

Political lean MEDSL · Hill

• 2024 margin: Solid R (+64.4) · D 17.5% · R 81.8%
• 2008→2024 swing: -23.0pp toward R · 2008: -41.4pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+60.7 2016: R+58.4 2012: R+53.0 2008: R+41.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -124.83%
• Current HPI: 248.3182
• 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

-1.4% since first listed

4 events — show timeline

• 2026-03-21 Price Changed $275,000 NTREIS
• 2026-02-05 Listed $279,000 NTREIS
• 2000-01-03 Sold (Public Records) — Public Records
• 1996-08-09 Sold (Public Records) — Public Records

Property tax history

+10.4%/yr

Latest (2025): $4,862 · +4.8% YoY. Source: county tax records.