259 Lone Oak Dr · Hawkins, TX 75765

$189,000

4 bd · 3.0 ba · 2,020 sqft · SingleFamily public records · 16 Days on market

Built 1970 0.40 ac lot Est $149k · 26% over ↓ 21% since listing

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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).

• Cash flow +15.3/30.0
• Appreciation +6.5/10.0
• 1% rule +5.3/10.0
• DSCR +4.7/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Great vintage home ready for you to remodel and update to your liking. Lone Oak Drive is a quiet street with privacy and plenty of parking. Investors, please take a good look at this one and you will see that it would make a perfect rental. The house location makes for an easy commute down Hwy 80 or to I-20.

Key facts

• Quiet street
• Vintage home
• Plenty of parking

Tags

• VINTAGE HOME
• QUIET STREET
• PLENTY OF PARKING
• EASY COMMUTE

Property features AI

Finance

• Other: County: Wood; Country: United States
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; On-street parking; Garage faces front
• Security: No accessibility or smart home/security features listed
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story
• Construction: Built in 1970; Asphalt roof; Pillar/post/pier foundation
• Exterior features: Lot under 0.5 acre (about 0.397 acres); Subdivision: Henry Add; Directions: Turn onto Lone Oak Dr off of Hwy 80

Interior

• Kitchen: Other appliances
• Bedrooms: 4 bedrooms; Primary bedroom on main level (15 x 15)
• Flooring: Carpet flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling details listed
• Interior features: One-level layout; Two living areas; One dining area; Room count: 4; Other interior features
• Laundry & utility: No specific laundry details listed

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $70 ($839/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $186k (1.5% 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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Hawkins El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 383 students, 64% FRL).
• 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.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 6 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: major wind risk, 51% 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 $186,165 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $149,480
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 Glazner St	0.49mi	3/2.0 (-1)	1,900 (-6%)	0mo	$289,000	$152	58
379 Glazner St	0.58mi	4/2.0	2,028 (+0%)	15mo	$150,000	$74	56
160 Stephanie St	0.27mi	3/2.0 (-1)	1,758 (-13%)	11mo	$240,000	$137	48
389 Ruth St	0.64mi	3/2.5 (-1)	1,898 (-6%)	22mo	$119,900	$63	35
749 Francis St	0.75mi	3/2.0 (-1)	1,772 (-12%)	4mo	$99,000	$56	32

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: 9.3%
• Equity multiple: 1.53×
• Total profit: $28,311
• Equity at exit: $86,011

10-year hold

• IRR: 11.7%
• Equity multiple: 2.77×
• Total profit: $93,553
• Equity at exit: $133,358

Cash invested: $52,920 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,940 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$393 /mo · $4,713/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $70

Break-even live

Break-even rent $1,851

Max offer price $189,000

Occupancy floor 91%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $189,000 Active 16 DOM
2. 2026-06-18
   days on market $189,000 Active 15 DOM
3. 2026-06-17
   days on market $189,000 Active 14 DOM
4. 2026-06-16
   days on market $189,000 Active 13 DOM
5. 2026-06-15
   days on market $189,000 Active 12 DOM
6. 2026-06-14
   days on market $189,000 Active 10 DOM
7. 2026-06-13
   days on market $189,000 Active 9 DOM
8. 2026-06-10
   days on market $189,000 Active 7 DOM
9. 2026-06-09
   days on market $189,000 Active 6 DOM
10. 2026-06-08
    days on market $189,000 Active 5 DOM
11. 2026-06-07
    days on market $189,000 Active 4 DOM
12. 2026-06-03
    remarks 309-char remark
13. 2026-06-03
    listed $189,000 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: $4,713 · $393/mo
• Projected year-2 tax: $4,713 · $393/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 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: $23,278
• − Mortgage interest: −$10,587
• − Property taxes: −$4,713
• − Insurance: −$945
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$5,498
• Taxable loss: −$2,189
• Est. tax savings @ 24.0%: +$525
• After-tax cash flow: $1,364/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

• 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

-21.2% since first listed

15 events — show timeline

• 2026-06-03 Listed $189,000 NTREIS
• 2025-11-07 Listing Removed — NTREIS
• 2025-08-07 Price Changed $189,000 NTREIS
• 2025-04-29 Price Changed $194,000 NTREIS
• 2025-01-15 Listed $199,000 NTREIS
• 2024-12-28 Listing Removed — NTREIS
• 2024-12-28 Listing Removed — NTREIS
• 2024-11-20 Price Changed $238,000 NTREIS
• 2024-11-20 Price Changed $200,000 NTREIS
• 2024-06-28 Listed $220,000 NTREIS
• 2024-06-28 Listed $270,000 NTREIS
• 2024-06-12 Listing Removed — NTREIS
• 2024-06-11 Listing Removed — NTREIS
• 2024-03-27 Listed $300,000 NTREIS
• 2023-12-15 Listed $240,000 NTREIS

Property tax history

+10.7%/yr

Latest (2025): $4,713 · +14.9% YoY. Source: county tax records.