329 Lynch St · Hawkins, TX 75765

$139,000

2 bd · 1.0 ba · 968 sqft · SingleFamily public records · 108 Days on market

Built 2012 $144/sqft · 17% above area Est $119k · 17% over

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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 +22.1/30.0
• DSCR +7.1/10.0
• Appreciation +6.5/10.0
• 1% rule +6.2/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This charming two-bedroom, one-bath home in Hawkins, Texas, offers a cozy and well-maintained living space with plenty of character. The updated kitchen features modern appliances, a stylish backsplash, and a comfortable dinette area. The spacious living room provides an open layout perfect for relaxing or entertaining. The bathroom includes a walk-in tile shower and extra storage for convenience. The home is equipped with central heat and air, along with a mini-split system in one bedroom for added comfort. Outside, a wraparound porch and side deck with a ramp create inviting spaces to enjoy the outdoors. The property also includes a backup generator, attractive siding and gutters, and a large backyard with a fire pit. A concrete pad in the backyard offers potential for a storage building or an additional patio area. This lovely East Texas home combines comfort, practicality, and charm—ready for new owners to make it their own.

Key facts

• Modern appliances
• Walk-in tile shower
• Side deck

Tags

• UPDATED KITCHEN
• MODERN APPLIANCES
• WALK-IN TILE SHOWER
• WRAPAROUND PORCH
• SIDE DECK
• BACKUP GENERATOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#196 in TX, #4,982 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: schools D+, amenities F, commute F.
• Hawkins ISD (rural): math 42% / reading 43% proficiency, ranked #339 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 216 active listings in the ZIP; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($961 loan paydown + $4k appreciation (3.1% local appreciation)).
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.12% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 7.4

CMA / ARV

• ARV (median comp): $119,056
• List price: $139,000
• Delta: 16.75%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
383 Glazner St	0.37mi	2/1.0	1,008 (+4%)	15mo	$75,000	$74	64
379 W Blackbourn St	0.50mi	2/1.0	936 (-3%)	15mo	$60,000	$64	59
209 Lone Oak Dr	0.38mi	2/1.0	896 (-7%)	16mo	$40,000	$45	56
424 W Blackbourn St	0.52mi	2/1.0	1,105 (+14%)	1mo	$85,000	$77	51
170 Wells St	0.22mi	2/1.0	857 (-12%)	24mo	$85,000	$99	51
225 Blackbourn St	0.37mi	3/2.0 (+1)	1,064 (+10%)	18mo	$169,000	$159	42

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

Projected returns pro-forma

3.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.82×
• Total profit: $31,795
• Equity at exit: $63,257

10-year hold

• IRR: 16.0%
• Equity multiple: 3.37×
• Total profit: $92,385
• Equity at exit: $98,078

Cash invested: $38,920 (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 75765

• Home prices YoY: 1.3%
• Active inventory: 216
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,564 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$224 /mo · $2,690/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $224

Break-even live

Break-even rent $1,280

Max offer price $139,000

Occupancy floor 81%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $139,000 Active 108 DOM
2. 2026-06-18
   days on market $139,000 Active 107 DOM
3. 2026-06-17
   days on market $139,000 Active 106 DOM
4. 2026-06-16
   days on market $139,000 Active 105 DOM
5. 2026-06-15
   days on market $139,000 Active 104 DOM
6. 2026-06-14
   days on market $139,000 Active 102 DOM
7. 2026-06-13
   days on market $139,000 Active 101 DOM
8. 2026-06-10
   days on market $139,000 Active 99 DOM
9. 2026-06-09
   days on market $139,000 Active 98 DOM
10. 2026-06-08
    days on market $139,000 Active 97 DOM
11. 2026-06-07
    days on market $139,000 Active 96 DOM
12. 2026-06-05
    days on market $139,000 Active 93 DOM
13. 2026-06-03
    days on market $139,000 Active 92 DOM
14. 2026-06-02
    days on market $139,000 Active 91 DOM
15. 2026-06-01
    days on market $139,000 Active 90 DOM
16. 2026-05-31
    days on market $139,000 Active 89 DOM
17. 2026-05-30
    days on market $139,000 Active 88 DOM
18. 2026-03-03
    listed $139,000 Active 948-char remark

    Show marketing remark (948 chars)

    This charming two-bedroom, one-bath home in Hawkins, Texas, offers a cozy and well-maintained living space with plenty of character. The updated kitchen features modern appliances, a stylish backsplash, and a comfortable dinette area. The spacious living room provides an open layout perfect for relaxing or entertaining. The bathroom includes a walk-in tile shower and extra storage for convenience. The home is equipped with central heat and air, along with a mini-split system in one bedroom for added comfort. Outside, a wraparound porch and side deck with a ramp create inviting spaces to enjoy the outdoors. The property also includes a backup generator, attractive siding and gutters, and a large backyard with a fire pit. A concrete pad in the backyard offers potential for a storage building or an additional patio area. This lovely East Texas home combines comfort, practicality, and charm—ready for new owners to make it their own.

19. 2012-01-31
    soldstatus
20. 2007-10-18
    soldstatus
21. 2007-10-18
    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: $2,690 · $224/mo
• Projected year-2 tax: $2,690 · $224/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $18,764
• − Mortgage interest: −$7,786
• − Property taxes: −$2,690
• − Insurance: −$695
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$4,044
• Taxable income: $547
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $2,560/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: Hawkins ISD
• NCES district ID: 4822770
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $43,119
• Composite: 35.91/100
• National rank: #4809
• State rank: #339 of 826 in TX

Livability — Hawkins

• Score: 73/100
• State rank: #196
• US rank: #4982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawkins, TX
• Population (ZIP): 8,195

Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.10%
• Current HPI: 236.7688
• 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

• 2026-03-03 Listed $139,000 GTAR
• 2012-01-31 Sold (Public Records) — Public Records
• 2007-10-18 Sold (Public Records) — Public Records
• 2007-10-18 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,690 · +20.3% YoY. Source: county tax records.