508 7th St · Hico, TX 76457

$79,900

2 bd · 1.0 ba · 768 sqft · Manufactured public records · 33 Days on market

Built 1980 0.33 ac lot

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Why this score? — see what drove the B 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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• 1% rule +6.7/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor opportunity in a growing area of Hico, TX! Situated on a spacious 0.328-acre lot shaded by beautiful mature live oaks, this 2-bedroom, 1-bath home offers excellent potential for renovation, rental income, or a future new build site. The home features a vaulted ceiling living room, washer & dryer connections, and central heat and air: current working condition unknown. Outside, you’ll find a small shop, covered parking, and plenty of room to expand or reimagine the property. Conveniently located south of Hico schools near newer residential developments, this property offers a great opportunity for investors, flippers, or buyers looking for an affordable project with upsi

Key facts

• Covered parking
• Mature live oaks
• Central heat and air

Tags

• SPACIOUS LOT
• MATURE LIVE OAKS
• VAULTED CEILING LIVING ROOM
• WASHER AND DRYER CONNECTIONS
• CENTRAL HEAT AND AIR
• COVERED PARKING

Property features AI

Finance

• Other: Property listed as active and for sale; Possession at closing/funding; Listing handled by Keller Williams Brazos West
• Financial info: No second mortgage; Loan type treated as clear
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Security: No specific security features listed
• Utilities: City water; City sewer; Electricity connected; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1980; One story
• Construction: Year built 1980; No construction material, roof, or foundation details provided
• Exterior features: Lot under 0.5 acre (about 0.328 acres); Subdivision: Cox-Weaver Add; Directions provided to property

Interior

• Kitchen: No appliances included
• Bedrooms: Primary bedroom on main level (approx. 10 x 10)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating or cooling details provided
• Interior features: One-level layout; Living area approximately 768; Two total rooms (living room and primary bedroom); Other interior features
• Laundry & utility: No specific laundry/utility features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($932 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#537 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: health & safety D+, amenities F, commute F.
• Hico ISD (rural): math 42% / reading 55% proficiency, ranked #223 of 826 in TX (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hico El (math 37% / reading 52%, grade F, #1,155 of 4,322 statewide, top 29%, 333 students, 53% FRL) — zoned schools average 53% FRL vs 28% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 98 active listings in the ZIP; 24 units permitted in Hamilton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($552 loan paydown + $3k appreciation (4.3% local appreciation)).
• Hamilton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.17% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.56%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 2.40×
• Total profit: $31,396
• Equity at exit: $41,982

10-year hold

• IRR: 23.0%
• Equity multiple: 4.69×
• Total profit: $82,532
• Equity at exit: $69,865

Cash invested: $22,372 (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 76457

• Home prices YoY: 1.9%
• Active inventory: 98
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $932 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$31 /mo · $372/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $253

Break-even live

Break-even rent $612

Max offer price $79,900

Occupancy floor 68%

Sensitivity live

Price	-10% $298	-5% $276	+0% $253	+5% $230	+10% $208
Rent	-10% $179	-5% $216	+0% $253	+5% $290	+10% $327
Rate	-1.0pp $293	-0.5pp $273	base $253	+0.5pp $232	+1.0pp $211

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $79,900 Active 33 DOM
2. 2026-06-18
   days on market $79,900 Active 31 DOM
3. 2026-06-17
   days on market $79,900 Active 30 DOM
4. 2026-06-16
   days on market $79,900 Active 29 DOM
5. 2026-06-15
   days on market $79,900 Active 28 DOM
6. 2026-06-13
   days on market $79,900 Active 26 DOM
7. 2026-06-12
   days on market $79,900 Active 25 DOM
8. 2026-06-10
   pricedays on market $79,900 Active 22 DOM
9. 2026-06-08
   days on market $89,900 Active 21 DOM
10. 2026-06-08
    days on market $89,900 Active 20 DOM
11. 2026-06-07
    days on market $89,900 Active 19 DOM
12. 2026-06-03
    days on market $89,900 Active 16 DOM
13. 2026-06-02
    days on market $89,900 Active 15 DOM
14. 2026-06-01
    days on market $89,900 Active 14 DOM
15. 2026-05-31
    days on market $89,900 Active 13 DOM
16. 2026-05-15
    listed $89,900 Active
17. 1996-07-31
    soldstatus

ⓘ 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: $372 · $31/mo
• Projected year-2 tax: $1,462 · $122/mo
• Expected delta: +$1,090/yr (+$91/mo · 292.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $11,183
• − Mortgage interest: −$4,476
• − Property taxes: −$372
• − Insurance: −$400
• − Repairs & maintenance: −$895
• − Management: −$895
• − Depreciation: −$2,324
• Taxable income: $1,822
• Est. tax owed @ 24.0%: −$437
• After-tax cash flow: $2,597/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: Hico ISD
• NCES district ID: 4823070
• Math proficiency: 42% ▼ -14.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $39,384
• Composite: 40.48/100
• National rank: #3716
• State rank: #223 of 826 in TX

Livability — Hico

• Score: 67/100
• State rank: #537
• US rank: #10472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hico, TX
• Population (ZIP): 4,449

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 7,553 people
• By 2030: 7,212 · -4.5%
• By 2040: 6,566 · -13.1%
• By 2050: 5,976 · -20.9%
• By 2075: 5,077 · -32.8%
• By 2100: 4,196 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 18% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 4% Slovak 4% Portuguese 2%
• Foreign-born: 8% · Canada
• Languages at home: 89% English-only · Spanish 11% Russian/Polish/Slavic 1%

Political lean MEDSL · Hamilton

• 2024 margin: Solid R (+71.3) · D 14.0% · R 85.3%
• 2008→2024 swing: -18.0pp toward R · 2008: -53.3pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+68.4 2016: R+71.4 2012: R+65.5 2008: R+53.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.31%
• Current HPI: 227.4268
• 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

• 2026-05-15 Listed $89,900 NTREIS
• 1996-07-31 Sold (Public Records) — Public Records

Property tax history

-3.3%/yr

Latest (2025): $372 · -3.3% YoY. Source: county tax records.