1073 1st St · Hawley, TX 79525

$145,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 219 Days on market

Built 1947 Good condition 0.72 ac lot $119/sqft · 6% below area Est $155k · 6% under

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Why this score? — see what drove the D+ 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).

• ARV discount +10.4/15.0
• Cash flow +9.9/30.0
• Appreciation +8.0/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0

Listing remarks MLS

Located at 1073 First Street in Hawley, Texas, this inviting 3-bedroom, 2-bath manufactured home sits on approximately 0.33 acres, with the final lot size to be determined upon completion of a new survey. The property is currently being surveyed and separated from a larger tract. Fully remodeled throughout, the home features brand-new plywood kitchen cabinets with soft-close drawers, beautiful butcher block countertops, and a new HVAC system. The functional layout includes spacious bedrooms, a kitchen island, and a full-size washer and dryer for added convenience. Currently operated as a furnished Airbnb and leased for $3,500 per month, this property offers an excellent turnkey investment opportunity or move-in-ready residence. The owner is willing to negotiate selling the property furnished, as-is, providing a seamless option for investors or buyers seeking a ready-to-go setup. Conveniently located near the AI Center and just a short drive to shopping, dining, and all the amenities of Abilene, this home offers the perfect blend of privacy, comfort, and accessibility.

Key facts

• Kitchen island
• Turnkey experience
• 0.72 acre lot

Tags

• KITCHEN ISLAND
• WOOD-BLOCK COUNTERTOPS
• TURNKEY EXPERIENCE
• SHORT DRIVE TO SHOPPING
• SHORT DRIVE TO DINING
• PRIVACY AND ACCESSIBILITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (20.3% below list).
• Recommended offer: $116k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.3% in Hawley — 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 68/100 on livability (#459 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools F.
• Hawley ISD (rural): math 27% / reading 31% proficiency, ranked #642 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 77 active listings in the ZIP; 1 units permitted in Jones County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (6.0% local appreciation)).
• Jones County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, 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 219 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,589 (20.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $154,950
• List price: $145,000
• Delta: -6.42%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
647 6th St	0.53mi	3/2.0	1,362 (+12%)	2mo	$225,000	$165	54
631 6th St St	0.53mi	3/2.0	1,362 (+12%)	3mo	$219,300	$161	53
610 5th St	0.51mi	2/1.0 (-1)	1,053 (-13%)	1mo	$170,000	$161	44
7934 Us-277	0.52mi	3/2.0	1,390 (+14%)	13mo	$98,900	$71	41

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

Projected returns pro-forma

5.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.88×
• Total profit: $35,750
• Equity at exit: $90,653

10-year hold

• IRR: 13.7%
• Equity multiple: 3.70×
• Total profit: $109,747
• Equity at exit: $163,966

Cash invested: $40,600 (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 79525

• Home prices YoY: 3.0%
• Active inventory: 77
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-89

Break-even live

Break-even rent $1,268

Max offer price $132,135

Occupancy floor —

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $145,000 Active 219 DOM
2. 2026-06-18
   days on market $145,000 Active 218 DOM
3. 2026-06-17
   days on market $145,000 Active 217 DOM
4. 2026-06-16
   days on market $145,000 Active 216 DOM
5. 2026-06-15
   days on market $145,000 Active 215 DOM
6. 2026-06-14
   days on market $145,000 Active 213 DOM
7. 2026-06-13
   days on market $145,000 Active 212 DOM
8. 2026-06-10
   days on market $145,000 Active 210 DOM
9. 2026-06-09
   days on market $145,000 Active 209 DOM
10. 2026-06-08
    days on market $145,000 Active 208 DOM
11. 2026-06-07
    days on market $145,000 Active 207 DOM
12. 2026-06-05
    days on market $145,000 Active 204 DOM
13. 2026-06-03
    days on market $145,000 Active 203 DOM
14. 2026-06-02
    days on market $145,000 Active 202 DOM
15. 2026-06-01
    days on market $145,000 Active 201 DOM
16. 2026-05-31
    days on market $145,000 Active 200 DOM
17. 2026-05-30
    days on market $145,000 Active 199 DOM
18. 2026-05-11
    status Active 1085-char remark

    Show marketing remark (1085 chars)

    Located at 1073 First Street in Hawley, Texas, this inviting 3-bedroom, 2-bath manufactured home sits on approximately 0.33 acres, with the final lot size to be determined upon completion of a new survey. The property is currently being surveyed and separated from a larger tract. Fully remodeled throughout, the home features brand-new plywood kitchen cabinets with soft-close drawers, beautiful butcher block countertops, and a new HVAC system. The functional layout includes spacious bedrooms, a kitchen island, and a full-size washer and dryer for added convenience. Currently operated as a furnished Airbnb and leased for $3,500 per month, this property offers an excellent turnkey investment opportunity or move-in-ready residence. The owner is willing to negotiate selling the property furnished, as-is, providing a seamless option for investors or buyers seeking a ready-to-go setup. Conveniently located near the AI Center and just a short drive to shopping, dining, and all the amenities of Abilene, this home offers the perfect blend of privacy, comfort, and accessibility.

19. 2026-05-07
    historical 1085-char remark

    Show marketing remark (1085 chars)

    Located at 1073 First Street in Hawley, Texas, this inviting 3-bedroom, 2-bath manufactured home sits on approximately 0.33 acres, with the final lot size to be determined upon completion of a new survey. The property is currently being surveyed and separated from a larger tract. Fully remodeled throughout, the home features brand-new plywood kitchen cabinets with soft-close drawers, beautiful butcher block countertops, and a new HVAC system. The functional layout includes spacious bedrooms, a kitchen island, and a full-size washer and dryer for added convenience. Currently operated as a furnished Airbnb and leased for $3,500 per month, this property offers an excellent turnkey investment opportunity or move-in-ready residence. The owner is willing to negotiate selling the property furnished, as-is, providing a seamless option for investors or buyers seeking a ready-to-go setup. Conveniently located near the AI Center and just a short drive to shopping, dining, and all the amenities of Abilene, this home offers the perfect blend of privacy, comfort, and accessibility.

20. 2025-12-11
    status Active 1085-char remark

    Show marketing remark (1085 chars)

    Located at 1073 First Street in Hawley, Texas, this inviting 3-bedroom, 2-bath manufactured home sits on approximately 0.33 acres, with the final lot size to be determined upon completion of a new survey. The property is currently being surveyed and separated from a larger tract. Fully remodeled throughout, the home features brand-new plywood kitchen cabinets with soft-close drawers, beautiful butcher block countertops, and a new HVAC system. The functional layout includes spacious bedrooms, a kitchen island, and a full-size washer and dryer for added convenience. Currently operated as a furnished Airbnb and leased for $3,500 per month, this property offers an excellent turnkey investment opportunity or move-in-ready residence. The owner is willing to negotiate selling the property furnished, as-is, providing a seamless option for investors or buyers seeking a ready-to-go setup. Conveniently located near the AI Center and just a short drive to shopping, dining, and all the amenities of Abilene, this home offers the perfect blend of privacy, comfort, and accessibility.

21. 2025-11-29
    historical Active Option Contract 1085-char remark

    Show marketing remark (1085 chars)

    Located at 1073 First Street in Hawley, Texas, this inviting 3-bedroom, 2-bath manufactured home sits on approximately 0.33 acres, with the final lot size to be determined upon completion of a new survey. The property is currently being surveyed and separated from a larger tract. Fully remodeled throughout, the home features brand-new plywood kitchen cabinets with soft-close drawers, beautiful butcher block countertops, and a new HVAC system. The functional layout includes spacious bedrooms, a kitchen island, and a full-size washer and dryer for added convenience. Currently operated as a furnished Airbnb and leased for $3,500 per month, this property offers an excellent turnkey investment opportunity or move-in-ready residence. The owner is willing to negotiate selling the property furnished, as-is, providing a seamless option for investors or buyers seeking a ready-to-go setup. Conveniently located near the AI Center and just a short drive to shopping, dining, and all the amenities of Abilene, this home offers the perfect blend of privacy, comfort, and accessibility.

22. 2025-11-07
    listed $145,000 Active 1085-char remark

    Show marketing remark (1085 chars)

    Located at 1073 First Street in Hawley, Texas, this inviting 3-bedroom, 2-bath manufactured home sits on approximately 0.33 acres, with the final lot size to be determined upon completion of a new survey. The property is currently being surveyed and separated from a larger tract. Fully remodeled throughout, the home features brand-new plywood kitchen cabinets with soft-close drawers, beautiful butcher block countertops, and a new HVAC system. The functional layout includes spacious bedrooms, a kitchen island, and a full-size washer and dryer for added convenience. Currently operated as a furnished Airbnb and leased for $3,500 per month, this property offers an excellent turnkey investment opportunity or move-in-ready residence. The owner is willing to negotiate selling the property furnished, as-is, providing a seamless option for investors or buyers seeking a ready-to-go setup. Conveniently located near the AI Center and just a short drive to shopping, dining, and all the amenities of Abilene, this home offers the perfect blend of privacy, comfort, and accessibility.

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

Taxation est. · year 1

• Rental income: $13,871
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$4,218
• Taxable loss: −$3,589
• Est. tax savings @ 24.0%: +$861
• After-tax cash flow: $-206/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This fully remodeled 3-bedroom, 2-bath manufactured home is in excellent condition with new kitchen, bathrooms, and HVAC. It's currently being used as a furnished Airbnb and leased for $3,500 per month, making it an excellent turnkey investment.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value
• Both Replace the welcome mat — Improves first impression and adds a fresh look

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Both Replace the welcome mat — Improves first impression and adds a fresh look ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hawley ISD
• NCES district ID: 4822800
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $46,851
• Composite: 25.06/100
• National rank: #7542
• State rank: #642 of 826 in TX

Livability — Hawley

• Score: 68/100
• State rank: #459
• US rank: #9278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawley, TX
• Population (ZIP): 2,926

Population outlook (Jones County) Hauer SSP2

• Today (2025): 19,845 people
• By 2030: 20,213 · +1.9%
• By 2040: 21,446 · +8.1%
• By 2050: 22,499 · +13.4%
• By 2075: 23,272 · +17.3%
• By 2100: 20,420 · +2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 13% Hispanic / Latino 13%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 4% Serbian 4% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+73.2) · D 13.1% · R 86.2%
• 2008→2024 swing: -27.1pp toward R · 2008: -46.1pp · 2024: -73.2pp
• All cycles: 2024: R+73.2 2020: R+69.1 2016: R+65.4 2012: R+54.5 2008: R+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.95%
• Current HPI: 207.7392
• 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

5 events — show timeline

• 2026-05-11 Relisted — NTREIS
• 2026-05-07 Listing Removed — NTREIS
• 2025-12-11 Relisted — NTREIS
• 2025-11-29 Contingent — NTREIS
• 2025-11-07 Listed $145,000 NTREIS