110 Hickory St · Kountze, TX 77625

$115,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 24 Days on market

Built 1958 $101/sqft · 6% below area Est $139k · 17% 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 +15.0/15.0
• Cash flow +12.5/30.0
• 1% rule +3.7/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1 bath home full of potential and ready for its next chapter! This well maintained property offers a warm and inviting layout, perfect for comfortable everyday living. Situated on a spacious corner lot in a quiet neighborhood. Plenty of room to enjoy outdoor space, gardening, or future enhancements. Inside you'll find a solid foundation with endless opportunities to add your personal style and updates to truly make your own. Whether your a first time home buyer, investor, or looking to customize a home to your taste, this property is a fantastic opportunity. Being sold AS-IS Come see the possibilities and envision your future

Key facts

• Parking
• Listed 24 days

Property features AI

Exterior

• Parking: Carport with 1 space
• Home design: Single-family residence (Residential property)
• Exterior features: Lot approximately 0.31 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: Located in the Forrest Acres subdivision; Directions: 69 N towards Kountze, left on Forrest Dr, right on Maplewood Dr., left onto Hickory

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-17 ($-206/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (13.1% below list).
• Recommended offer: $100k (13.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#219 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Kountze ISD (rural): math 35% / reading 35% proficiency, ranked #506 of 826 in TX (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 129 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 358 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900 (13.1% 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. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.87% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 9.6

CMA / ARV

• ARV (median comp): $138,911
• List price: $115,000
• Delta: -17.21%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-19,708
• Equity at exit: $17,147

10-year hold

• IRR: -9.3%
• Equity multiple: 0.43×
• Total profit: $-18,481
• Equity at exit: $9,943

Cash invested: $32,200 (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 77625

• Home prices YoY: -22.0%
• Active inventory: 129
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $999 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$155 /mo · $1,865/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-17

Break-even live

Break-even rent $1,021

Max offer price $111,962

Occupancy floor 97%

Sensitivity live

Price	-10% $48	-5% $15	+0% $-17	+5% $-50	+10% $-82
Rent	-10% $-96	-5% $-57	+0% $-17	+5% $22	+10% $62
Rate	-1.0pp $41	-0.5pp $12	base $-17	+0.5pp $-47	+1.0pp $-77

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 Elmore St Kountze, TX	2.0	1.0	870	$999	$1.15	6d	1	0.46mi

Listing history 1 events

1. 2026-04-25
   listed $115,000 Active 654-char remark

ⓘ 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: $1,865 · $155/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$239/yr (+$20/mo · 12.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $11,988
• − Mortgage interest: −$6,442
• − Property taxes: −$1,865
• − Insurance: −$575
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$3,345
• Taxable loss: −$2,157
• Est. tax savings @ 24.0%: +$518
• After-tax cash flow: $311/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: Kountze ISD
• NCES district ID: 4825920
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $50,702
• Composite: 30.42/100
• National rank: #6244
• State rank: #506 of 826 in TX

Livability — Kountze

• Score: 73/100
• State rank: #219
• US rank: #5401

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kountze, TX
• Population (ZIP): 9,384

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 57,780 people
• By 2030: 58,296 · +0.9%
• By 2040: 58,421 · +1.1%
• By 2050: 57,391 · -0.7%
• By 2075: 53,132 · -8.0%
• By 2100: 44,905 · -22.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 8% Hispanic / Latino 8% Black 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 8% Italian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 91% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+75.8) · D 11.9% · R 87.7%
• 2008→2024 swing: -14.6pp toward R · 2008: -61.2pp · 2024: -75.8pp
• All cycles: 2024: R+75.8 2020: R+73.8 2016: R+73.9 2012: R+67.6 2008: R+61.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.86%
• Current HPI: 148.6087
• 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

2 events — show timeline

• 2026-05-19 Pending — BBOR
• 2026-04-25 Listed $115,000 BBOR

Property tax history

+2.0%/yr

Latest (2025): $1,865 · +9.8% YoY. Source: county tax records.