205 E Santa Clara St · Hebbronville, TX 78361

$83,853

3 bd · 2.5 ba · 1,773 sqft · SingleFamily · 13 Days on market

Built 2011 7,500 sqft lot Est $101k · 17% 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Appreciation +4.5/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Inviting 3-bedroom, 2-bath brick home in a convenient in-town location, offering comfort, space, and versatile living options. The main home features a practical layout with generous room sizes, while a bonus room with its own kitchen and half bath adds flexibility. A covered carport provides sheltered parking, and the covered BBQ area creates a great outdoor spot for gatherings and weekend cookouts. The property sits close to everyday essentials—banks, the public library, and fast-food restaurants—making daily errands quick and easy. A solid, well-located home with added functionality and room to make it your own.

Key facts

• Covered carport
• Bonus room
• Brick home

Tags

• BRICK HOME
• BONUS ROOM
• COVERED CARPORT
• COVERED BBQ AREA
• CLOSE TO EVERYDAY ESSENTIALS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).

Location & tenants

• Location reads 61/100 on livability (#1,032 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools D-, amenities F.
• Jim Hogg County ISD (town): math 31% / reading 31% proficiency, ranked #622 of 826 in TX (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $580 of loan paydown is wiped out by about $801 of value loss. Plan a longer hold.
• Jim Hogg County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.9% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 93% chance of damaging wind over 30y; moderate 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 $83,853

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.22% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.58%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $101,061
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 E Santa Clara St	0.00mi	3/2.5	1,773 (0%)	1mo	$83,853	$47	99
807 N Smith Ave	0.41mi	3/2.0	1,941 (+10%)	5mo	$109,900	$57	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.35×
• Total profit: $8,300
• Equity at exit: $20,420

10-year hold

• IRR: 14.1%
• Equity multiple: 2.40×
• Total profit: $32,875
• Equity at exit: $21,595

Cash invested: $23,479 (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 78361

• Home prices YoY: -0.9%
• Active inventory: 36
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,020 medium
• Mortgage (P&I): −$440
• Tax est. 1.5%: −$105 /mo · $1,258/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $227

Break-even live

Break-even rent $734

Max offer price $83,853

Occupancy floor 73%

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: $20,963
• Closing costs: $2,516
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-03-25
   status Pending
2. 2026-03-12
   listed $83,853 Active
3. 2017-12-27
   soldstatus
4. 2011-04-19
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 93% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,244
• − Mortgage interest: −$4,697
• − Property taxes: −$1,258
• − Insurance: −$419
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$2,439
• Taxable income: $1,471
• Est. tax owed @ 24.0%: −$353
• After-tax cash flow: $2,366/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: Jim Hogg County ISD
• NCES district ID: 4824750
• Math proficiency: 31% ▼ -15.00%
• Reading proficiency: 31% ▼ -2.00%
• Median HH income: $35,870
• Composite: 25.69/100
• National rank: #7391
• State rank: #622 of 826 in TX

Livability — Hebbronville

• Score: 61/100
• State rank: #1032
• US rank: #18361

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hebbronville, TX
• Population (ZIP): 4,764

Population outlook (Jim Hogg County) Hauer SSP2

• Today (2025): 5,023 people
• By 2030: 4,897 · -2.5%
• By 2040: 4,722 · -6.0%
• By 2050: 4,510 · -10.2%
• By 2075: 3,827 · -23.8%
• By 2100: 2,794 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 40% White 21%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 1% · Canada
• Languages at home: 41% English-only · Spanish 58% Tagalog/Filipino 1%

Political lean MEDSL · Jim Hogg

• 2024 margin: Lean D (+8.3) · D 54.0% · R 45.7%
• 2008→2024 swing: -39.3pp toward R · 2008: 47.6pp · 2024: 8.3pp
• All cycles: 2024: D+8.3 2020: D+17.9 2016: D+56.9 2012: D+56.7 2008: D+47.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.95%
• Current HPI: 99.0946
• 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

4 events — show timeline

• 2026-03-25 Pending — CBMLS
• 2026-03-12 Listed $83,853 CBMLS
• 2017-12-27 Sold (Public Records) — Public Records
• 2011-04-19 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $4,511 · -3.2% YoY. Source: county tax records.