1061 E Walnut St · Hillsboro, TX 76645

$130,000

2 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 196 Days on market

Built 1969 7,318 sqft lot $100/sqft · 26% below area Est $177k · 26% under ↓ 10% 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.3/10.0
• 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 2 bedroom 1 bath home is situated on a corner lot in a well-established neighborhood. Features include 2 living areas, updated shower enclosure with sliding doors, updated wood laminate flooring in living areas, kitchen, and bathroom, original wood floors in bedrooms, and roof replaced 2018.  Additional highlights include built in bar in dining area, built in cabinets in den, fenced backyard, separate laundry room, gas range, one mini split, and fireplace. The attached 2 car garage offers plenty of storage and a spacious workshop area, with a separate entrance to backyard. The den could easily be converted into an additional bedroom. Full of character and charm, this must-see property offers the perfect opportunity to personalize your ideal home!

Key facts

• Corner lot
• 7,318 sq ft lot
• 2 garage spots

Tags

• CORNER LOT
• WELL-ESTABLISHED NEIGHBORHOOD
• SEPARATE LAUNDRY ROOM
• UPDATED SHOWER ENCLOSURE
• UNIQUE WOOD KITCHEN CABINETS
• SPACIOUS WORKSHOP AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $899 of loan paydown is wiped out by about $4k 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 196 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 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 1969 — 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. 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: 1.13% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.94%
• DSCR: 1.40
• GRM: 7.4

CMA / ARV

• ARV (median comp): $176,808
• List price: $130,000
• Delta: -26.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 Park Dr	0.15mi	2/1.0	1,290 (-0%)	11mo	$168,000	$130	79
1016 E Elm St	0.19mi	2/1.5	1,368 (+6%)	12mo	$190,000	$139	69
1019 E Walnut St	0.14mi	3/2.0 (+1)	1,486 (+15%)	1mo	$251,750	$169	63
1050 E Walnut St	0.08mi	2/2.0	1,480 (+14%)	13mo	$170,000	$115	62
812 E Walnut St	0.50mi	3/2.0 (+1)	1,274 (-2%)	9mo	$185,000	$145	61
1027 Park Dr	0.12mi	2/1.0	1,456 (+12%)	11mo	$215,000	$148	61
913 E Elm St	0.40mi	3/2.0 (+1)	1,232 (-5%)	12mo	$264,900	$215	58
700 Park Dr	0.64mi	3/2.0 (+1)	1,350 (+4%)	8mo	$269,999	$200	52
75 Delmore Dr	0.66mi	3/2.0 (+1)	1,341 (+4%)	11mo	$269,000	$201	50
713 E Franklin St	0.63mi	2/1.0	1,160 (-10%)	2mo	$180,000	$155	47
705 E Elm St	0.64mi	2/2.0	1,489 (+15%)	10mo	$80,000	$54	37
424 Stoneridge Dr	0.68mi	3/2.0 (+1)	1,456 (+12%)	8mo	$255,000	$175	36

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-3,785
• Equity at exit: $19,383

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $19,004
• Equity at exit: $11,240

Cash invested: $36,400 (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 76645

• Home prices YoY: -33.5%
• Active inventory: 158
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,470 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$155 /mo · $1,854/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $271

Break-even live

Break-even rent $1,127

Max offer price $130,000

Occupancy floor 77%

Sensitivity live

Price	-10% $345	-5% $308	+0% $271	+5% $234	+10% $197
Rent	-10% $155	-5% $213	+0% $271	+5% $329	+10% $387
Rate	-1.0pp $337	-0.5pp $304	base $271	+0.5pp $237	+1.0pp $203

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 Bond St Hillsboro, TX	2.0	1.0	1342	$1,300	$0.97	22d	1	0.58mi
216 Brazos St Hillsboro, TX	3.0	2.0	1266	$2,200	$1.74	45d	1	1.21mi
208 N Church St Hillsboro, TX	2.0	1.0–1.5	875	$865	$0.99	45d	2	1.33mi

Listing history 14 events

1. 2026-06-10
   statusdays on market $130,000 Pending 196 DOM
2. 2026-06-08
   days on market $130,000 Active Option Contract 195 DOM
3. 2026-06-08
   days on market $130,000 Active Option Contract 194 DOM
4. 2026-06-07
   statusdays on market $130,000 Active Option Contract 193 DOM
5. 2026-06-03
   days on market $130,000 Active 190 DOM
6. 2026-06-02
   days on market $130,000 Active 189 DOM
7. 2026-06-02
   price $130,000 Active 188 DOM
8. 2026-06-01
   days on market $135,000 Active 188 DOM
9. 2026-05-31
   days on market $135,000 Active 187 DOM
10. 2026-05-09
    price $135,000 771-char remark

    Show marketing remark (771 chars)

    This 2 bedroom 1 bath home is situated on a corner lot in a well-established neighborhood. Features include 2 living areas, updated shower enclosure with sliding doors, updated wood laminate flooring in living areas, kitchen, and bathroom, original wood floors in bedrooms, and roof replaced 2018.  Additional highlights include built in bar in dining area, built in cabinets in den, fenced backyard, separate laundry room, gas range, one mini split, and fireplace. The attached 2 car garage offers plenty of storage and a spacious workshop area, with a separate entrance to backyard. The den could easily be converted into an additional bedroom. Full of character and charm, this must-see property offers the perfect opportunity to personalize your ideal home!

11. 2026-03-03
    price $140,000 771-char remark

    Show marketing remark (771 chars)

    This 2 bedroom 1 bath home is situated on a corner lot in a well-established neighborhood. Features include 2 living areas, updated shower enclosure with sliding doors, updated wood laminate flooring in living areas, kitchen, and bathroom, original wood floors in bedrooms, and roof replaced 2018.  Additional highlights include built in bar in dining area, built in cabinets in den, fenced backyard, separate laundry room, gas range, one mini split, and fireplace. The attached 2 car garage offers plenty of storage and a spacious workshop area, with a separate entrance to backyard. The den could easily be converted into an additional bedroom. Full of character and charm, this must-see property offers the perfect opportunity to personalize your ideal home!

12. 2026-02-06
    price $145,000 771-char remark

    Show marketing remark (771 chars)

    This 2 bedroom 1 bath home is situated on a corner lot in a well-established neighborhood. Features include 2 living areas, updated shower enclosure with sliding doors, updated wood laminate flooring in living areas, kitchen, and bathroom, original wood floors in bedrooms, and roof replaced 2018.  Additional highlights include built in bar in dining area, built in cabinets in den, fenced backyard, separate laundry room, gas range, one mini split, and fireplace. The attached 2 car garage offers plenty of storage and a spacious workshop area, with a separate entrance to backyard. The den could easily be converted into an additional bedroom. Full of character and charm, this must-see property offers the perfect opportunity to personalize your ideal home!

13. 2025-11-24
    listed $150,000 Active 771-char remark

    Show marketing remark (771 chars)

    This 2 bedroom 1 bath home is situated on a corner lot in a well-established neighborhood. Features include 2 living areas, updated shower enclosure with sliding doors, updated wood laminate flooring in living areas, kitchen, and bathroom, original wood floors in bedrooms, and roof replaced 2018.  Additional highlights include built in bar in dining area, built in cabinets in den, fenced backyard, separate laundry room, gas range, one mini split, and fireplace. The attached 2 car garage offers plenty of storage and a spacious workshop area, with a separate entrance to backyard. The den could easily be converted into an additional bedroom. Full of character and charm, this must-see property offers the perfect opportunity to personalize your ideal home!

14. 2000-01-03
    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: $1,854 · $155/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$525/yr (+$44/mo · 28.3%)

ⓘ 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 · 23 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: $17,643
• − Mortgage interest: −$7,282
• − Property taxes: −$1,854
• − Insurance: −$650
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$3,782
• Taxable income: $1,252
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $2,952/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

-10.0% since first listed

5 events — show timeline

• 2026-05-09 Price Changed $135,000 NTREIS
• 2026-03-03 Price Changed $140,000 NTREIS
• 2026-02-06 Price Changed $145,000 NTREIS
• 2025-11-24 Listed $150,000 NTREIS
• 2000-01-03 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,854 · +13.8% YoY. Source: county tax records.