405 E 5th St · Hooks, TX 75561

$163,000

5 bd · 2.0 ba · 1,946 sqft · SingleFamily public records · 10 Days on market

Built 1965 0.34 ac lot

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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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.3/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

For sale three bedroom one bath house on corner lot in Hooks, TX The property features an additional room that could be a fourth bedroom and enclosed garage perfect for storage or work area. The home will need some repairs and interior is not complete. Selling as-is.

Key facts

• Fenced yard
• Versatile workshop
• New roof

Tags

• NEW ROOF
• FENCED YARD
• VERSATILE WORKSHOP
• PRIVATE ENSUITE BATH

Property features AI

Exterior

• Parking: Open parking with a parking pad
• Home design: Single-family residence; One story
• Construction: Frame construction; Shingle roof; Pillar/post/pier foundation; Built in (year not provided)
• Exterior features: Chain link fence; Corner lot; Concrete road frontage on a city street; Outbuilding

Interior

• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Interior features: Blinds; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (6.5% below list).
• Recommended offer: $152k (6.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#819 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: schools C-, amenities F, commute F.
• Hooks ISD (town): math 46% / reading 50% proficiency, ranked #226 of 826 in TX (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 137 units permitted in Bowie County in 2024 (5 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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y ago 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

• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,324 (6.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-11,877
• Equity at exit: $24,304

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $8,180
• Equity at exit: $14,093

Cash invested: $45,640 (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 75561

• Home prices YoY: -8.4%
• Active inventory: 65
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,523 medium
• Mortgage (P&I): −$855
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $229

Break-even live

Break-even rent $1,233

Max offer price $163,000

Occupancy floor 80%

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $163,000 Active 10 DOM
2. 2026-06-18
   days on market $163,000 Active 9 DOM
3. 2026-06-17
   days on market $163,000 Active 8 DOM
4. 2026-06-16
   days on market $163,000 Active 7 DOM
5. 2026-06-15
   days on market $163,000 Active 6 DOM
6. 2026-06-14
   days on market $163,000 Active 4 DOM
7. 2026-06-13
   days on market $163,000 Active 3 DOM
8. 2026-06-10
   remarks 666-char remark
9. 2026-06-10
   listed $163,000 Active 1 DOM

ⓘ 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: $616 · $51/mo
• Projected year-2 tax: $2,983 · $249/mo
• Expected delta: +$2,367/yr (+$197/mo · 384.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $18,279
• − Mortgage interest: −$9,131
• − Property taxes: −$616
• − Insurance: −$815
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$4,742
• Taxable income: $51
• Est. tax owed @ 24.0%: −$12
• After-tax cash flow: $2,740/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: Hooks ISD
• NCES district ID: 4823490
• Math proficiency: 46% ▼ -9.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $42,354
• Composite: 40.38/100
• National rank: #3734
• State rank: #226 of 826 in TX

Livability — Hooks

• Score: 64/100
• State rank: #819
• US rank: #14861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hooks, TX
• Population (ZIP): 4,954

Population outlook (Bowie County) Hauer SSP2

• Today (2025): 94,699 people
• By 2030: 94,824 · +0.1%
• By 2040: 94,870 · +0.2%
• By 2050: 93,686 · -1.1%
• By 2075: 90,082 · -4.9%
• By 2100: 76,579 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 16% Hispanic / Latino 8% Two or more races 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% European 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Bowie

• 2024 margin: Solid R (+48.7) · D 25.3% · R 74.0%
• 2008→2024 swing: -10.8pp toward R · 2008: -37.9pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+42.8 2016: R+46.6 2012: R+41.5 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.29%
• Current HPI: 154.9243
• 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

+136.2% since first listed

12 events — show timeline

• 2026-06-09 Listed $163,000 TBOR
• 2025-06-09 Sold (Public Records) — Public Records
• 2025-04-14 Sold (Public Records) — Public Records
• 2025-04-11 Sold (MLS) — TBOR
• 2025-03-17 Pending — TBOR
• 2025-03-04 Listed $29,000 TBOR
• 2024-05-31 Price Changed $49,000 TBOR
• 2024-03-26 Price Changed $52,000 TBOR
• 2024-01-06 Price Changed $59,000 TBOR
• 2023-08-25 Relisted — TBOR
• 2023-08-17 Delisted — TBOR
• 2023-07-13 Listed $69,000 TBOR

Property tax history

-5.9%/yr

Latest (2025): $616 · -55.3% YoY. Source: county tax records.