168 Estelle St · Hawkins, TX 75765

$72,500

2 bd · 2.0 ba · 936 sqft · SingleFamily public records · 147 Days on market

Fair condition 7,405 sqft lot $77/sqft · 45% below area Est $132k · 45% under

---

Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.5/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

STOP RIGHT THERE! Did you know you could OWN this 2 bed, 1 bath for right around 800 a month? This little starter (or downsizer) is located in a quiet neighborhood setting just minutes from Hawkins schools, downtown shops and the city park, the grocery store, and some really great restaurants! It's also easily accessible to FM 14 and Hwy 80, which means getting to hotspots like Mineola, Tyler, and Quitman are a breeze too. This 936 SF home sits on a very manageable 0.18 acre lot. There's plenty of parking in the 1-car carport and the extended paved driveway. And the partially fenced backyard could be the perfect setting for a small BBQ spot. The floor plan inside is open concept, so it feels a little bigger than it is, and you simply won't believe how much storage there is in the bathroom! This home is move-in ready but definitely offers opportunity for cosmetic updates such as paint and flooring. The roof and HVAC system will both need attention in the near future, which are reflected in the price. Enjoy city utilities, co-op electric (no need for gas), and fiber optic availability. This place is ideal for first-time buyers seeking affordability or for investors looking for a steady long-term rental. Make sure you schedule your private showing soon... if all goes as planned, this one won't last very long.

Key facts

• Plenty of parking
• 7,405 sq ft lot
• Parking

Tags

• QUIET NEIGHBORHOOD SETTING
• EASILY ACCESSIBLE TO FM 14
• EASILY ACCESSIBLE TO HWY 80
• PARTIALLY FENCED BACKYARD
• OPEN CONCEPT FLOOR PLAN
• PLENTY OF PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $72k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $64k (12.0% 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 $3k of equity ($501 loan paydown + $2k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 5 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: property tax is 2.5% of price.
• Climate carrying-cost: major wind risk, 52% 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 $63,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 2.16% ✓
• Cap rate: 17.43%
• Cash-on-cash: 39.78%
• DSCR: 2.77
• GRM: 3.9

CMA / ARV

• ARV (median comp): $131,767
• List price: $72,500
• Delta: -44.98%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
168 Estelle St	0.00mi	2/1.0	936 (0%)	0mo	$72,500	$77	96
139 Gaskins St	0.07mi	2/1.0	1,000 (+7%)	19mo	$150,000	$150	65
383 Glazner St	0.59mi	2/1.0	1,008 (+8%)	15mo	$75,000	$74	43

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: 45.4%
• Equity multiple: 3.56×
• Total profit: $52,025
• Equity at exit: $32,994

10-year hold

• IRR: 45.1%
• Equity multiple: 7.15×
• Total profit: $124,776
• Equity at exit: $51,156

Cash invested: $20,300 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,564 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$152 /mo · $1,822/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $673

Break-even live

Break-even rent $712

Max offer price $72,500

Occupancy floor 52%

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-03
   statusdays on market $72,500 Pending 147 DOM
2. 2026-06-03
   statusdays on marketlisting id $72,500 Active 146 DOM
3. 2026-06-02
   days on marketlisting id $72,500 Pending 134 DOM
4. 2026-06-01
   days on marketlisting id $72,500 Pending 145 DOM
5. 2026-06-01
   status $72,500 Pending 146 DOM
6. 2026-05-31
   days on market $72,500 Active Option Contract 146 DOM
7. 2026-05-30
   days on market $72,500 Active Option Contract 145 DOM
8. 2026-02-13
   price $72,500 1345-char remark

   Show marketing remark (1328 chars)

   STOP RIGHT THERE! Did you know you could OWN this 2 bed, 1 bath for right around 800 a month? This little starter (or downsizer) is located in a quiet neighborhood setting just minutes from Hawkins schools, downtown shops and the city park, the grocery store, and some really great restaurants! It's also easily accessible to FM 14 and Hwy 80, which means getting to hotspots like Mineola, Tyler, and Quitman are a breeze too. This 936 SF home sits on a very manageable 0.18 acre lot. There's plenty of parking in the 1-car carport and the extended paved driveway. And the partially fenced backyard could be the perfect setting for a small BBQ spot. The floor plan inside is open concept, so it feels a little bigger than it is, and you simply won't believe how much storage there is in the bathroom! This home is move-in ready but definitely offers opportunity for cosmetic updates such as paint and flooring. The roof and HVAC system will both need attention in the near future, which are reflected in the price. Enjoy city utilities, co-op electric (no need for gas), and fiber optic availability. This place is ideal for first-time buyers seeking affordability or for investors looking for a steady long-term rental. Make sure you schedule your private showing soon. .. if all goes as planned, this one won't last very long.

9. 2026-02-13
   price $72,500 1328-char remark

   Show marketing remark (1328 chars)

   STOP RIGHT THERE! Did you know you could OWN this 2 bed, 1 bath for right around 800 a month? This little starter (or downsizer) is located in a quiet neighborhood setting just minutes from Hawkins schools, downtown shops and the city park, the grocery store, and some really great restaurants! It's also easily accessible to FM 14 and Hwy 80, which means getting to hotspots like Mineola, Tyler, and Quitman are a breeze too. This 936 SF home sits on a very manageable 0.18 acre lot. There's plenty of parking in the 1-car carport and the extended paved driveway. And the partially fenced backyard could be the perfect setting for a small BBQ spot. The floor plan inside is open concept, so it feels a little bigger than it is, and you simply won't believe how much storage there is in the bathroom! This home is move-in ready but definitely offers opportunity for cosmetic updates such as paint and flooring. The roof and HVAC system will both need attention in the near future, which are reflected in the price. Enjoy city utilities, co-op electric (no need for gas), and fiber optic availability. This place is ideal for first-time buyers seeking affordability or for investors looking for a steady long-term rental. Make sure you schedule your private showing soon. .. if all goes as planned, this one won't last very long.

10. 2026-02-13
    price $72,500

    Show marketing remark (1328 chars)

    STOP RIGHT THERE! Did you know you could OWN this 2 bed, 1 bath for right around 800 a month? This little starter (or downsizer) is located in a quiet neighborhood setting just minutes from Hawkins schools, downtown shops and the city park, the grocery store, and some really great restaurants! It's also easily accessible to FM 14 and Hwy 80, which means getting to hotspots like Mineola, Tyler, and Quitman are a breeze too. This 936 SF home sits on a very manageable 0.18 acre lot. There's plenty of parking in the 1-car carport and the extended paved driveway. And the partially fenced backyard could be the perfect setting for a small BBQ spot. The floor plan inside is open concept, so it feels a little bigger than it is, and you simply won't believe how much storage there is in the bathroom! This home is move-in ready but definitely offers opportunity for cosmetic updates such as paint and flooring. The roof and HVAC system will both need attention in the near future, which are reflected in the price. Enjoy city utilities, co-op electric (no need for gas), and fiber optic availability. This place is ideal for first-time buyers seeking affordability or for investors looking for a steady long-term rental. Make sure you schedule your private showing soon. .. if all goes as planned, this one won't last very long.

11. 2026-01-07
    listed $75,000 Active
12. 2026-01-05
    listed $75,000 Active 1345-char remark

    Show marketing remark (1328 chars)

    STOP RIGHT THERE! Did you know you could OWN this 2 bed, 1 bath for right around 800 a month? This little starter (or downsizer) is located in a quiet neighborhood setting just minutes from Hawkins schools, downtown shops and the city park, the grocery store, and some really great restaurants! It's also easily accessible to FM 14 and Hwy 80, which means getting to hotspots like Mineola, Tyler, and Quitman are a breeze too. This 936 SF home sits on a very manageable 0.18 acre lot. There's plenty of parking in the 1-car carport and the extended paved driveway. And the partially fenced backyard could be the perfect setting for a small BBQ spot. The floor plan inside is open concept, so it feels a little bigger than it is, and you simply won't believe how much storage there is in the bathroom! This home is move-in ready but definitely offers opportunity for cosmetic updates such as paint and flooring. The roof and HVAC system will both need attention in the near future, which are reflected in the price. Enjoy city utilities, co-op electric (no need for gas), and fiber optic availability. This place is ideal for first-time buyers seeking affordability or for investors looking for a steady long-term rental. Make sure you schedule your private showing soon. .. if all goes as planned, this one won't last very long.

13. 2026-01-05
    listed $75,000 Active 1328-char remark

    Show marketing remark (1328 chars)

    STOP RIGHT THERE! Did you know you could OWN this 2 bed, 1 bath for right around 800 a month? This little starter (or downsizer) is located in a quiet neighborhood setting just minutes from Hawkins schools, downtown shops and the city park, the grocery store, and some really great restaurants! It's also easily accessible to FM 14 and Hwy 80, which means getting to hotspots like Mineola, Tyler, and Quitman are a breeze too. This 936 SF home sits on a very manageable 0.18 acre lot. There's plenty of parking in the 1-car carport and the extended paved driveway. And the partially fenced backyard could be the perfect setting for a small BBQ spot. The floor plan inside is open concept, so it feels a little bigger than it is, and you simply won't believe how much storage there is in the bathroom! This home is move-in ready but definitely offers opportunity for cosmetic updates such as paint and flooring. The roof and HVAC system will both need attention in the near future, which are reflected in the price. Enjoy city utilities, co-op electric (no need for gas), and fiber optic availability. This place is ideal for first-time buyers seeking affordability or for investors looking for a steady long-term rental. Make sure you schedule your private showing soon. .. if all goes as planned, this one won't last very long.

14. 2025-02-06
    soldstatus
15. 2025-02-06
    soldstatus Closed
16. 2025-02-06
    soldstatus Closed
17. 2025-01-08
    status Pending
18. 2025-01-07
    listed $70,000
19. 2025-01-06
    listed $70,000 Active

ⓘ 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: $1,822 · $152/mo
• Projected year-2 tax: $1,822 · $152/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 52% 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: $18,763
• − Mortgage interest: −$4,061
• − Property taxes: −$1,822
• − Insurance: −$362
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$2,109
• Taxable income: $7,405
• Est. tax owed @ 24.0%: −$1,777
• After-tax cash flow: $6,298/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 · 12 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 1-bath home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, and interior walls. Upgrades in these areas would significantly boost its resale and rental potential.

Repairs flagged

• Major kitchen cabinets — poor condition
• Major kitchen countertops — poor condition
• Major kitchen appliances — poor condition
• Major bathroom vanity — poor condition
• Major bathroom fixtures — poor condition
• Major interior walls — poor condition
• Major flooring — poor condition

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value
• Both bathroom renovation — modernizing the bathroom would increase both resale and rental value
• Both interior paint — fresh paint would improve the home's curb appeal and interior aesthetics
• Both landscaping — improved landscaping would enhance the home's curb appeal and increase its rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · poor condition	Major	$15,000–50,000
kitchen countertops · poor condition	Major	$15,000–50,000
kitchen appliances · poor condition	Major	$15,000–50,000
bathroom vanity · poor condition	Major	$15,000–50,000
bathroom fixtures · poor condition	Major	$15,000–50,000
interior walls · poor condition	Major	$15,000–50,000
flooring · poor condition	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value ↑
• Both bathroom renovation — modernizing the bathroom would increase both resale and rental value ↑
• Both interior paint — fresh paint would improve the home's curb appeal and interior aesthetics ↑
• Both landscaping — improved landscaping would enhance the home's curb appeal and increase its rental value ↑

ⓘ 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: 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

+3.6% since first listed

12 events — show timeline

• 2026-02-13 Price Changed $72,500 NTREIS
• 2026-02-13 Price Changed $72,500 LAAR
• 2026-02-13 Price Changed $72,500 GTAR
• 2026-01-07 Listed $75,000 GTAR
• 2026-01-05 Listed $75,000 LAAR
• 2026-01-05 Listed $75,000 NTREIS
• 2025-02-06 Sold (MLS) — LAAR
• 2025-02-06 Sold (MLS) — NTREIS
• 2025-02-06 Sold (MLS) — GTAR
• 2025-01-08 Pending — NTREIS
• 2025-01-07 Listed $70,000 GTAR
• 2025-01-06 Listed $70,000 NTREIS