315 Cr 3496 · Hawkins, TX 75765

$197,000

2 bd · 2.0 ba · 334 sqft · SingleFamily public records · 106 Days on market

Built 1984 $590/sqft · 181% above area Est $256k · 23% 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
• Appreciation +6.5/10.0
• Cash flow +5.6/30.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0

Listing remarks MLS

2 HOUSES. .. This property has 1 home with kitchen, bedroom, full bath, & living area. Another house has only bedroom & full bath, and refrigerator. GREAT retirement home w/ guest house or weekend retreat!! SHOP is a GREAT BONUS! NO CENTRAL AC/HEAT. .. .ONLY WINDOW UNITS. PROPERTY HAS 2 ELECTRIC METERS. SQUARE FOOTAGE added all together. PUBLIC REMARKS-AMENITIES Public Remarks-Amenities Whether you are looking for a weekend retreat, downsizing for retirement, or investment opportunity. .. THIS IS IT! Beautiful Lake Hawkins within WALKING distance! This property is like a retreat! 800sqft home featuring open kitchen/living area, 1roomy BR & full bath w/ nice built-in storage area (cedar closet too). Has guest house and 1,200 sqft insulated shop that is heated & cooled. Shop is on concrete slab, built with red iron beams, & has a covered porch. Guest house is 1 BR/1 Bath w/ small refrigerator to convey. Also, another well-kept building in back complete w/ washer-dryer hookups, lg. storage closet and260sqft covered porch, perfect for additional guest! Garden area in back, covered boat carport, and privacy fencing as well! Enjoy fishing, relaxing, & more at this peaceful property.

Key facts

• Covered porch
• Garden area
• Privacy fencing

Tags

• GUEST HOUSE
• INSULATED SHOP
• COVERED PORCH
• GARDEN AREA
• COVERED BOAT CARPORT
• PRIVACY FENCING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $197k.

Deal economics

• At list price, monthly cash flow is $-407 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (36.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (38.4% below list).
• Recommended offer: $121k (38.4% below list) — sets the bar for 1% rule.

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 $7k of equity ($1k loan paydown + $6k appreciation (3.1% local appreciation)).
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 51% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,304 (38.4% 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 106 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.62% ✗
• Cap rate: 3.81%
• Cash-on-cash: -8.86%
• DSCR: 0.61
• GRM: 13.5

CMA / ARV

• ARV (median comp): $255,759
• List price: $197,000
• Delta: -22.97%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-1,180
• Equity at exit: $89,652

10-year hold

• IRR: 3.6%
• Equity multiple: 1.56×
• Total profit: $30,968
• Equity at exit: $139,003

Cash invested: $55,160 (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: 13.5×

Monthly cashflow live

• Estimated rent: $1,213 medium
• Mortgage (P&I): −$1,033
• Tax from tax record: −$250 /mo · $3,005/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-407

Break-even live

Break-even rent $1,729

Max offer price $125,053

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $197,000 Active 106 DOM
2. 2026-06-18
   days on market $197,000 Active 105 DOM
3. 2026-06-17
   days on market $197,000 Active 104 DOM
4. 2026-06-16
   days on market $197,000 Active 103 DOM
5. 2026-06-15
   days on market $197,000 Active 102 DOM
6. 2026-06-14
   days on market $197,000 Active 100 DOM
7. 2026-06-13
   days on market $197,000 Active 99 DOM
8. 2026-06-10
   days on market $197,000 Active 97 DOM
9. 2026-06-09
   days on market $197,000 Active 96 DOM
10. 2026-06-08
    days on market $197,000 Active 95 DOM
11. 2026-06-07
    days on market $197,000 Active 94 DOM
12. 2026-06-05
    days on market $197,000 Active 91 DOM
13. 2026-06-03
    days on market $197,000 Active 90 DOM
14. 2026-06-02
    days on market $197,000 Active 89 DOM
15. 2026-06-01
    days on market $197,000 Active 88 DOM
16. 2026-05-31
    days on market $197,000 Active 87 DOM
17. 2026-05-30
    days on market $197,000 Active 86 DOM
18. 2026-04-14
    price $197,000 1228-char remark

    Show marketing remark (1228 chars)

    2 HOUSES. .. This property has 1 home with kitchen, bedroom, full bath, & living area. Another house has only bedroom & full bath, and refrigerator. GREAT retirement home w/ guest house or weekend retreat!! SHOP is a GREAT BONUS! NO CENTRAL AC/HEAT. .. .ONLY WINDOW UNITS. PROPERTY HAS 2 ELECTRIC METERS. SQUARE FOOTAGE added all together. PUBLIC REMARKS-AMENITIES Public Remarks-Amenities Whether you are looking for a weekend retreat, downsizing for retirement, or investment opportunity. .. THIS IS IT! Beautiful Lake Hawkins within WALKING distance! This property is like a retreat! 800sqft home featuring open kitchen/living area, 1roomy BR & full bath w/ nice built-in storage area (cedar closet too). Has guest house and 1,200 sqft insulated shop that is heated & cooled. Shop is on concrete slab, built with red iron beams, & has a covered porch. Guest house is 1 BR/1 Bath w/ small refrigerator to convey. Also, another well-kept building in back complete w/ washer-dryer hookups, lg. storage closet and260sqft covered porch, perfect for additional guest! Garden area in back, covered boat carport, and privacy fencing as well! Enjoy fishing, relaxing, & more at this peaceful property.

19. 2026-03-06
    status Active 1228-char remark

    Show marketing remark (1228 chars)

    2 HOUSES. .. This property has 1 home with kitchen, bedroom, full bath, & living area. Another house has only bedroom & full bath, and refrigerator. GREAT retirement home w/ guest house or weekend retreat!! SHOP is a GREAT BONUS! NO CENTRAL AC/HEAT. .. .ONLY WINDOW UNITS. PROPERTY HAS 2 ELECTRIC METERS. SQUARE FOOTAGE added all together. PUBLIC REMARKS-AMENITIES Public Remarks-Amenities Whether you are looking for a weekend retreat, downsizing for retirement, or investment opportunity. .. THIS IS IT! Beautiful Lake Hawkins within WALKING distance! This property is like a retreat! 800sqft home featuring open kitchen/living area, 1roomy BR & full bath w/ nice built-in storage area (cedar closet too). Has guest house and 1,200 sqft insulated shop that is heated & cooled. Shop is on concrete slab, built with red iron beams, & has a covered porch. Guest house is 1 BR/1 Bath w/ small refrigerator to convey. Also, another well-kept building in back complete w/ washer-dryer hookups, lg. storage closet and260sqft covered porch, perfect for additional guest! Garden area in back, covered boat carport, and privacy fencing as well! Enjoy fishing, relaxing, & more at this peaceful property.

20. 2026-02-28
    listed $209,000 Active 1228-char remark

    Show marketing remark (1228 chars)

    2 HOUSES. .. This property has 1 home with kitchen, bedroom, full bath, & living area. Another house has only bedroom & full bath, and refrigerator. GREAT retirement home w/ guest house or weekend retreat!! SHOP is a GREAT BONUS! NO CENTRAL AC/HEAT. .. .ONLY WINDOW UNITS. PROPERTY HAS 2 ELECTRIC METERS. SQUARE FOOTAGE added all together. PUBLIC REMARKS-AMENITIES Public Remarks-Amenities Whether you are looking for a weekend retreat, downsizing for retirement, or investment opportunity. .. THIS IS IT! Beautiful Lake Hawkins within WALKING distance! This property is like a retreat! 800sqft home featuring open kitchen/living area, 1roomy BR & full bath w/ nice built-in storage area (cedar closet too). Has guest house and 1,200 sqft insulated shop that is heated & cooled. Shop is on concrete slab, built with red iron beams, & has a covered porch. Guest house is 1 BR/1 Bath w/ small refrigerator to convey. Also, another well-kept building in back complete w/ washer-dryer hookups, lg. storage closet and260sqft covered porch, perfect for additional guest! Garden area in back, covered boat carport, and privacy fencing as well! Enjoy fishing, relaxing, & more at this peaceful property.

21. 2021-08-05
    soldstatus
22. 2021-08-02
    soldstatus 829-char remark

    Show marketing remark (829 chars)

    Whether you are looking for a weekend retreat, downsizing for retirement, or investment opportunity. .. THIS IS IT! Beautiful Lake Hawkins within WALKING distance! This property is like a retreat! 800sqft home featuring open kitchen/living area, 1 roomy BR & full bath w/ nice built-in storage area (cedar closet too). Has guest house and 1,200 sqft insulated shop that is heated & cooled. Shop is on concrete slab, built with red iron beams, & has a covered porch. Guest house is 1 BR/1 Bath w/ small refrigerator to convey. Also, another well kept building in back complete w/ washer-dryer hookups, lg. storage closet and 260sqft covered porch, perfect for additional guest! Garden area in back, covered boat carport, and privacy fencing as well! Enjoy fishing, relaxing, & more at this peaceful property.

23. 2021-08-02
    soldstatus

    Show marketing remark (829 chars)

    Whether you are looking for a weekend retreat, downsizing for retirement, or investment opportunity. .. THIS IS IT! Beautiful Lake Hawkins within WALKING distance! This property is like a retreat! 800sqft home featuring open kitchen/living area, 1 roomy BR & full bath w/ nice built-in storage area (cedar closet too). Has guest house and 1,200 sqft insulated shop that is heated & cooled. Shop is on concrete slab, built with red iron beams, & has a covered porch. Guest house is 1 BR/1 Bath w/ small refrigerator to convey. Also, another well kept building in back complete w/ washer-dryer hookups, lg. storage closet and 260sqft covered porch, perfect for additional guest! Garden area in back, covered boat carport, and privacy fencing as well! Enjoy fishing, relaxing, & more at this peaceful property.

24. 2021-07-12
    listed $179,900 829-char remark

    Show marketing remark (829 chars)

    Whether you are looking for a weekend retreat, downsizing for retirement, or investment opportunity. .. THIS IS IT! Beautiful Lake Hawkins within WALKING distance! This property is like a retreat! 800sqft home featuring open kitchen/living area, 1 roomy BR & full bath w/ nice built-in storage area (cedar closet too). Has guest house and 1,200 sqft insulated shop that is heated & cooled. Shop is on concrete slab, built with red iron beams, & has a covered porch. Guest house is 1 BR/1 Bath w/ small refrigerator to convey. Also, another well kept building in back complete w/ washer-dryer hookups, lg. storage closet and 260sqft covered porch, perfect for additional guest! Garden area in back, covered boat carport, and privacy fencing as well! Enjoy fishing, relaxing, & more at this peaceful property.

25. 2021-07-11
    listed $179,900

ⓘ 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: $3,005 · $250/mo
• Projected year-2 tax: $3,605 · $300/mo
• Expected delta: +$600/yr (+$50/mo · 20.0%)

ⓘ 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 6/10 Major 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $14,556
• − Mortgage interest: −$11,035
• − Property taxes: −$3,005
• − Insurance: −$985
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$5,731
• Taxable loss: −$8,528
• Est. tax savings @ 24.0%: +$2,047
• After-tax cash flow: $-2,841/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

• 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

+9.5% since first listed

8 events — show timeline

• 2026-04-14 Price Changed $197,000 GTAR
• 2026-03-06 Relisted — GTAR
• 2026-02-28 Listed $209,000 GTAR
• 2021-08-05 Sold (Public Records) — Public Records
• 2021-08-02 Sold (MLS) — LAAR
• 2021-08-02 Sold (MLS) — GTAR
• 2021-07-12 Listed $179,900 GTAR
• 2021-07-11 Listed $179,900 LAAR

Property tax history

+11.0%/yr

Latest (2025): $3,005 · +11.8% YoY. Source: county tax records.