607 E North St · Hebbronville, TX 78361

$41,500

3 bd · 1.0 ba · 1,196 sqft · SingleFamily · 24 Days on market

Built 1940 7,500 sqft lot Est $62k · 33% under ↓ 31% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Charming small-town property with tons of potential in the heart of Hebbronville! Located at 607 E. North, this 3-bedroom, 1-bath home sits on a large lot with a spacious backyard offering plenty of room for outdoor living, gardening, pets, or future improvements. The home features pier & beam construction, generously sized bedrooms, and classic interior paneling that adds character and warmth. An additional structure at the rear of the property was formerly used as a garage with an office/apartment space above, providing excellent possibilities for storage, a workshop, hobby space, or future renovation. Floors are in need of repair, making this a great opportunity for investors, DIY

Key facts

• Spacious backyard
• Large lot
• Additional structure

Tags

• LARGE LOT
• SPACIOUS BACKYARD
• PIER AND BEAM CONSTRUCTION
• CLASSIC INTERIOR PANELING
• ADDITIONAL STRUCTURE
• OFFICE APARTMENT SPACE

Property features AI

Finance

• HOA & community: Curbs and gutters in the community

Exterior

• Parking: Front entry parking; Rear/side/off-street parking; On-street parking available
• Utilities: Public water available; Public sewer available
• Home design: Single-story home; Faces north; Entry level on one story
• Construction: Stucco and wood siding exterior; Shingle roof; Pillar/post/pier foundation; Built as a one-story structure
• Exterior features: No additional exterior features listed; City street frontage; Interior lot

Interior

• Bedrooms: Primary bedroom located downstairs
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Interior features: Primary bedroom on the downstairs level; Tile and vinyl flooring
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($931 rent vs $42k).
• Recommended offer: $41k (1.5% below list) — sets the bar for market timing.

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 $287 of loan paydown is wiped out by about $396 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 $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,877 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.24% ✓
• Cap rate: 18.14%
• Cash-on-cash: 42.33%
• DSCR: 2.88
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $62,192
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 E Gruy	0.55mi	3/2.0	1,125 (-6%)	6mo	$58,217	$52	55
409 E Kohler St	0.43mi	3/1.0	1,292 (+8%)	22mo	$30,000	$23	48
206 E Thompson St	0.66mi	3/2.0	1,230 (+3%)	21mo	$64,625	$53	43

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: 42.1%
• Equity multiple: 2.99×
• Total profit: $23,100
• Equity at exit: $10,106

10-year hold

• IRR: 46.1%
• Equity multiple: 5.94×
• Total profit: $57,348
• Equity at exit: $10,688

Cash invested: $11,620 (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: 3.7×

Monthly cashflow live

• Estimated rent: $931 medium
• Mortgage (P&I): −$218
• Tax from tax record: −$91 /mo · $1,090/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $410

Break-even live

Break-even rent $412

Max offer price $41,500

Occupancy floor 51%

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: $10,375
• Closing costs: $1,245
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $41,500 Active 24 DOM
2. 2026-06-17
   days on market $41,500 Active 23 DOM
3. 2026-06-16
   days on market $41,500 Active 22 DOM
4. 2026-06-15
   days on market $41,500 Active 21 DOM
5. 2026-06-13
   days on market $41,500 Active 19 DOM
6. 2026-06-12
   days on market $41,500 Active 18 DOM
7. 2026-06-10
   days on market $41,500 Active 15 DOM
8. 2026-06-08
   days on market $41,500 Active 14 DOM
9. 2026-06-08
   days on market $41,500 Active 13 DOM
10. 2026-06-05
    days on market $41,500 Active 11 DOM
11. 2026-06-03
    days on market $41,500 Active 9 DOM
12. 2026-06-02
    days on market $41,500 Active 8 DOM
13. 2026-06-01
    days on market $41,500 Active 7 DOM
14. 2026-05-31
    days on market $41,500 Active 6 DOM
15. 2026-05-25
    listed $41,500 Active
16. 2022-09-09
    soldstatus
17. 2022-08-20
    historical
18. 2021-11-19
    historical
19. 2020-02-07
    listed $60,000

ⓘ 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: $1,090 · $91/mo
• Projected year-2 tax: $1,090 · $91/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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $11,174
• − Mortgage interest: −$2,325
• − Property taxes: −$1,090
• − Insurance: −$208
• − Repairs & maintenance: −$894
• − Management: −$894
• − Depreciation: −$1,207
• Taxable income: $4,557
• Est. tax owed @ 24.0%: −$1,094
• After-tax cash flow: $3,825/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

-30.8% since first listed

5 events — show timeline

• 2026-05-25 Listed $41,500 CBMLS
• 2022-09-09 Sold (Public Records) — Public Records
• 2022-08-20 Delisted — CBMLS
• 2021-11-19 Delisted — CBMLS
• 2020-02-07 Listed $60,000 CBMLS

Property tax history

+6.1%/yr

Latest (2025): $1,090 · -3.2% YoY. Source: county tax records.