205 Hall St · Omaha, TX 75571

$109,000

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 255 Days on market

Built 1972 0.30 ac lot $88/sqft · 16% above area Est $120k · 9% under

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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 +22.6/30.0
• ARV discount +11.5/15.0
• DSCR +7.2/10.0
• Appreciation +6.5/10.0
• 1% rule +5.8/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this cozy three bedroom one bathroom brick home featuring a convenient one car garage. Step inside to a bright and invitingliving space that is perfect for both relaxing and entertaining. The home offers comfort, functionality, and a layout that is easy to makeyour own. Enjoy the outdoors in the large fenced in backyard which is ideal for kids, pets, gardening, weekend gatherings and more. With solid brick construction and plenty of potential this property is a great fit for first time buyers, downsizers, or investors. Do not missthe chance to make this charming home yours.

Key facts

• One car garage
• Brick home
• 0.3 acre lot

Tags

• BRICK HOME
• ONE CAR GARAGE
• LARGE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,145 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B+; Watch: schools F, amenities F, commute F.
• Pewitt CISD (rural): math 26% / reading 40% proficiency, ranked #583 of 826 in TX (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 59 active listings in the ZIP; 3 units permitted in Morris County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($754 loan paydown + $3k appreciation (3.0% local appreciation)).
• Morris County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $119,527
• List price: $109,000
• Delta: -8.81%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

2.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.81×
• Total profit: $24,605
• Equity at exit: $48,691

10-year hold

• IRR: 16.0%
• Equity multiple: 3.34×
• Total profit: $71,509
• Equity at exit: $74,791

Cash invested: $30,520 (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 75571

• Home prices YoY: 1.8%
• Active inventory: 59
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$125 /mo · $1,494/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $185

Break-even live

Break-even rent $939

Max offer price $109,000

Occupancy floor 79%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $109,000 Active 255 DOM
2. 2026-06-18
   days on market $109,000 Active 254 DOM
3. 2026-06-17
   days on market $109,000 Active 253 DOM
4. 2026-06-16
   days on market $109,000 Active 252 DOM
5. 2026-06-15
   days on market $109,000 Active 251 DOM
6. 2026-06-14
   days on market $109,000 Active 249 DOM
7. 2026-06-12
   days on market $109,000 Active 248 DOM
8. 2026-06-09
   days on market $109,000 Active 245 DOM
9. 2026-06-08
   days on market $109,000 Active 244 DOM
10. 2026-06-07
    days on market $109,000 Active 243 DOM
11. 2026-06-05
    days on market $109,000 Active 241 DOM
12. 2026-06-03
    days on market $109,000 Active 239 DOM
13. 2026-06-02
    days on market $109,000 Active 238 DOM
14. 2026-06-01
    days on market $109,000 Active 237 DOM
15. 2026-05-31
    days on market $109,000 Active 236 DOM
16. 2026-05-30
    days on market $109,000 Active 235 DOM
17. 2026-03-24
    price $109,000 591-char remark

    Show marketing remark (591 chars)

    Welcome to this cozy three bedroom one bathroom brick home featuring a convenient one car garage. Step inside to a bright and invitingliving space that is perfect for both relaxing and entertaining. The home offers comfort, functionality, and a layout that is easy to makeyour own. Enjoy the outdoors in the large fenced in backyard which is ideal for kids, pets, gardening, weekend gatherings and more. With solid brick construction and plenty of potential this property is a great fit for first time buyers, downsizers, or investors. Do not missthe chance to make this charming home yours.

18. 2025-09-26
    listed $124,000 Active 591-char remark

    Show marketing remark (591 chars)

    Welcome to this cozy three bedroom one bathroom brick home featuring a convenient one car garage. Step inside to a bright and invitingliving space that is perfect for both relaxing and entertaining. The home offers comfort, functionality, and a layout that is easy to makeyour own. Enjoy the outdoors in the large fenced in backyard which is ideal for kids, pets, gardening, weekend gatherings and more. With solid brick construction and plenty of potential this property is a great fit for first time buyers, downsizers, or investors. Do not missthe chance to make this charming home yours.

19. 2025-06-09
    soldstatus
20. 2022-10-06
    listed $97,900 Active
21. 2014-01-08
    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: $1,494 · $125/mo
• Projected year-2 tax: $1,995 · $166/mo
• Expected delta: +$501/yr (+$42/mo · 33.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,070
• − Mortgage interest: −$6,106
• − Property taxes: −$1,494
• − Insurance: −$545
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$3,171
• Taxable income: $503
• Est. tax owed @ 24.0%: −$121
• After-tax cash flow: $2,096/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: Pewitt CISD
• NCES district ID: 4834800
• Math proficiency: 26% ▼ -3.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $35,909
• Composite: 27.29/100
• National rank: #7005
• State rank: #583 of 826 in TX

Livability — Omaha

• Score: 59/100
• State rank: #1145
• US rank: #20155

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Omaha, TX
• Population (ZIP): 2,345

Population outlook (Morris County) Hauer SSP2

• Today (2025): 11,628 people
• By 2030: 11,126 · -4.3%
• By 2040: 10,181 · -12.4%
• By 2050: 9,408 · -19.1%
• By 2075: 8,268 · -28.9%
• By 2100: 7,463 · -35.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 23% Hispanic / Latino 10% Two or more races 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 7%

Political lean MEDSL · Morris

• 2024 margin: Solid R (+51.2) · D 24.1% · R 75.3%
• 2008→2024 swing: -30.2pp toward R · 2008: -21.0pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+39.4 2016: R+40.6 2012: R+26.7 2008: R+21.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.95%
• Current HPI: 165.0851
• 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

+11.3% since first listed

5 events — show timeline

• 2026-03-24 Price Changed $109,000 TBOR
• 2025-09-26 Listed $124,000 TBOR
• 2025-06-09 Sold (Public Records) — Public Records
• 2022-10-06 Listed $97,900 TBOR
• 2014-01-08 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,494 · -1.7% YoY. Source: county tax records.