1106 E Franklin St · Hillsboro, TX 76645

$204,999

3 bd · 2.0 ba · 2,473 sqft · SingleFamily public records · 29 Days on market

Built 1975 0.37 ac lot $83/sqft · 18% below area Est $252k · 18% under ↓ 25% since listing

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Why this score? — see what drove the C 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 +18.8/30.0
• ARV discount +15.0/15.0
• 1% rule +7.1/10.0
• DSCR +5.9/10.0
• 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

Seller is offering the property for sale as is with the Owner making no repairs. With some TLC, you can make this home your own! Plenty of parking at the front area or rear side of the home. Come see this home with three bedrooms, two full bathrooms and a half bathroom. Once inside, you will see ample space throughout the home. The front entry contains a foyer with the primary bedroom on the left and the remaining two bedrooms on the right. The primary bedroom contains an ensuite bathroom complete with a separate shower and tub. Walk-in closet also available in the primary bedroom and a separate seating area! One bedroom connects to the living area that can be used as an office or play area

Key facts

• Foyer
• Ample parking
• Walk-in closet

Tags

• AMPLE PARKING
• FOYER
• ENSUITE BATHROOM
• WALK-IN CLOSET
• SEPARATE SEATING AREA
• BUILT-IN DRESSER

Property features AI

Finance

• Other: Property is on a lot under 0.5 acre with drainage easement; Parcel has irrigation equipment and TV antenna; Workshop and other outbuildings noted
• Financial info: Listing offered for cash or conventional financing; Special taxing entities: none
• HOA & community: No homeowners association

Exterior

• Parking: Two covered carport spaces; Covered parking for four vehicles; Detached carport and driveway; Attached 2-car garage with garage door opener, oversized dimensions and rear-facing garage; RV access/parking and RV garage; Additional parking, lighted parking area, storage and workshop in garage
• Security: Smoke detectors
• Utilities: City water and city sewer; Electricity connected; Sewer available; Cable available; Asphalt access
• Home design: Single-family residence (residential); One-story; Accessible approach with ramp; Not attached to other properties; Deed restrictions
• Construction: Built in 1975; Brick and mixed construction materials; Composition and metal roof; Slab foundation
• Exterior features: Gutters; Exterior lighting; Covered patio/porch; Uncovered courtyard; RV/boat parking; Chain link fencing; Large backyard with grass, many trees and landscaping; Sprinkler system; Storage and workshop structures (workshop with electric)

Interior

• Kitchen: Dishwasher; Disposal; Electric oven and electric range; Microwave; Refrigerator; Vented exhaust fan; Built-in cabinets and pantry; Dual sinks
• Bedrooms: Primary bedroom on main level with sitting area, built-in cabinets and walk-in closet; Additional bedrooms on main level with built-in cabinets and walk-in closet
• Flooring: Carpet; Laminate; Tile; Varied flooring throughout
• Bathrooms: Two full bathrooms and one half bath; Primary bath with dual sinks, separate shower, built-in cabinets and medicine cabinet
• Heating & cooling: Central heating; Central electric air conditioning; Ceiling fans
• Interior features: Built-in features and cabinets; Double vanity; In-law suite floorplan; Pantry; Walk-in closets; Plantation shutters and window coverings; One living area; Two dining areas; 15 total rooms; Fireplace with blower fan (living room, wood burning)
• Laundry & utility: Laundry room on main level with full-size washer/dryer area, electric dryer hookup, washer hookup, sink in utility and room for a freezer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $202k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 El (704 students, 74% FRL) — zoned schools at 74% FRL track the district average.
• 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 $1k of loan paydown is wiped out by about $6k 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 29 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $70k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,924 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — 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 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?
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 6.9

CMA / ARV

• ARV (median comp): $251,501
• List price: $204,999
• Delta: -18.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1302 E Franklin St	0.16mi	3/3.0	2,325 (-6%)	9mo	$210,000	$90	71
302 Carr St	0.54mi	3/2.0	2,331 (-6%)	2mo	$315,000	$135	63
337 Carr St	0.44mi	3/2.0	2,453 (-1%)	20mo	$349,000	$142	61
310 Carr St	0.47mi	4/3.0 (+1)	2,349 (-5%)	3mo	$299,000	$127	58
202 Delmore Dr	0.49mi	3/2.0	2,326 (-6%)	12mo	$360,000	$155	58
320 Carr St	0.39mi	4/2.0 (+1)	2,415 (-2%)	19mo	$325,000	$135	57
120 Mockingbird Ln	0.60mi	3/2.0	2,328 (-6%)	6mo	$185,000	$79	57
1056 Park Dr	0.19mi	4/2.0 (+1)	2,122 (-14%)	9mo	$289,900	$137	55
707 Craig St	0.63mi	3/2.0	2,600 (+5%)	10mo	$489,900	$188	54
1112 E Elm St	0.08mi	4/3.0 (+1)	2,124 (-14%)	14mo	$259,000	$122	52
400 Delmore Dr	0.51mi	3/2.0	2,393 (-3%)	23mo	$279,500	$117	51

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-19,939
• Equity at exit: $30,566

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $423
• Equity at exit: $17,725

Cash invested: $57,400 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,485 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$598 /mo · $7,177/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $205

Break-even live

Break-even rent $2,226

Max offer price $204,999

Occupancy floor 87%

Sensitivity live

Price	-10% $321	-5% $263	+0% $205	+5% $147	+10% $89
Rent	-10% $8	-5% $106	+0% $205	+5% $303	+10% $401
Rate	-1.0pp $308	-0.5pp $257	base $205	+0.5pp $151	+1.0pp $97

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: $51,250
• Closing costs: $6,150
• 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	44d	1	0.57mi

Listing history 13 events

1. 2026-06-14
   status $204,999 Pending 29 DOM
2. 2026-06-13
   days on market $204,999 Active Option Contract 29 DOM
3. 2026-06-12
   days on market $204,999 Active Option Contract 28 DOM
4. 2026-06-10
   days on market $204,999 Active Option Contract 25 DOM
5. 2026-06-08
   days on market $204,999 Active Option Contract 24 DOM
6. 2026-06-08
   days on market $204,999 Active Option Contract 23 DOM
7. 2026-06-07
   statusdays on market $204,999 Active Option Contract 22 DOM
8. 2026-06-03
   days on market $204,999 Active 19 DOM
9. 2026-06-02
   days on market $204,999 Active 18 DOM
10. 2026-06-01
    days on market $204,999 Active 17 DOM
11. 2026-05-31
    days on market $204,999 Active 16 DOM
12. 2026-05-15
    listed $275,000 Active 1768-char remark
13. 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: $7,177 · $598/mo
• Projected year-2 tax: $7,177 · $598/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: −$11,483
• − Property taxes: −$7,177
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,386
• − Management: −$2,386
• − Depreciation: −$5,964
• Taxable loss: −$600
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $2,599/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

-25.5% since first listed

7 events — show timeline

• 2026-06-13 Pending — NTREIS
• 2026-06-05 Contingent — NTREIS
• 2026-05-25 Price Changed $204,999 NTREIS
• 2026-05-24 Relisted — NTREIS
• 2026-05-20 Contingent — NTREIS
• 2026-05-15 Listed $275,000 NTREIS
• 2000-01-03 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $7,177 · +13.8% YoY. Source: county tax records.