812 Regina Dr · Hewitt, TX 76643

$249,000

3 bd · 2.0 ba · 1,742 sqft · SingleFamily public records · 132 Days on market

Built 1987 0.30 ac lot Est $368k · 32% under ↓ 10% 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).

• ARV discount +15.0/15.0
• Cash flow +12.4/30.0
• Schools +5.2/10.0
• 1% rule +4.2/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Have you been looking for a spacious 3 bedroom, 2 bath home in Midway ISD? Well, you have found it! Welcome to this lovely brick ranch in the Gross Yowell subdivision with room for for everyone!! This home features a huge, open living room with adjacent dining area and kitchen. The open kitchen with breakfast area is the perfect layout for entertaining. The primary suite with attached primary bath features a fully updated shower and is an amazing retreat at the end of a long day. The two secondary bedrooms feature tile floors and lots of space. This home has all solid surface flooring. Outside you'll find a lovely covered patio and a newer storage building for your stuff. This home also fea

Key facts

• Open living room
• Covered patio
• Fully updated shower

Tags

• OPEN LIVING ROOM
• ATTACHED PRIMARY BATH
• FULLY UPDATED SHOWER
• SOLID SURFACE FLOORING
• COVERED PATIO
• NEWER STORAGE BUILDING

Property features AI

Finance

• Financial info: Special listing condition: Real Estate Owned
• HOA & community: No homeowners association

Exterior

• Parking: 2 covered parking spaces; Attached 2-car garage with garage facing side
• Utilities: City sewer; City water; Solar energy generation
• Home design: Single-family residence; Residential property; Built in 1987; One story
• Construction: Brick construction
• Exterior features: Lot under 0.5 acre (approximately 0.297 acres); Subdivision: Gross-Yowell Sub; Directions: Spring Valley Rd, turn on Tillamook, then onto Regina

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms; Primary bedroom on main level (14 x 14)
• Bathrooms: 2 full bathrooms
• Interior features: One-level home; Wood-burning fireplace; Other interior features
• Laundry & utility: Washer/dryer hookups (appliance list does not specify separate laundry appliances)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-41 ($-490/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (7.7% below list).
• Recommended offer: $219k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 3.4% in Hewitt — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#301 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Midway ISD (other): math 61% / reading 58% proficiency, ranked #56 of 826 in TX (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Spring Valley El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 488 students, 40% FRL); Midway Middle (math 58% / reading 58%, grade B, #197 of 1,662 statewide, top 12%, 1,075 students, 47% FRL); Midway H S (math 66% / reading 67%, grade B, #186 of 1,632 statewide, top 11%, 2,648 students, 32% FRL).
• Market conditions: Rents rising (+1.6%/yr); 102 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,014 units permitted in McLennan County in 2024 (200 in 5+ unit buildings).
• This rent runs 33% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• McLennan County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,120 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 0.92% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $367,562
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
825 Day Star Dr	0.65mi	3/2.0	1,857 (+7%)	5mo	$374,500	$202	54
812 Gallant Fox Rd	0.72mi	3/2.0	1,920 (+10%)	22mo	$405,000	$211	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.57% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.34×
• Total profit: $-46,090
• Equity at exit: $37,127

10-year hold

• IRR: -15.2%
• Equity multiple: 0.20×
• Total profit: $-55,999
• Equity at exit: $21,529

Cash invested: $69,720 (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 76643

• Rents YoY: 1.6%
• Active inventory: 102
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,297 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$446 /mo · $5,355/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-41

Break-even live

Break-even rent $2,349

Max offer price $241,790

Occupancy floor 97%

Sensitivity live

Price	-10% $100	-5% $30	+0% $-41	+5% $-111	+10% $-182
Rent	-10% $-222	-5% $-132	+0% $-41	+5% $50	+10% $141
Rate	-1.0pp $85	-0.5pp $23	base $-41	+0.5pp $-105	+1.0pp $-171

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
853 Day Star Dr Hewitt, TX	4.0	2.0	1897	$2,500	$1.32	15d	1	0.67mi
525 E Spring Valley Rd Unit N/A Hewitt, TX	3.0	2.0	1406	$2,100	$1.49	23d	1	1.39mi

Listing history 19 events

1. 2026-06-22
   days on market $249,000 Active 132 DOM
2. 2026-06-21
   days on market $249,000 Active 131 DOM
3. 2026-06-21
   days on market $249,000 Active 130 DOM
4. 2026-06-18
   days on market $249,000 Active 128 DOM
5. 2026-06-17
   days on market $249,000 Active 127 DOM
6. 2026-06-16
   days on market $249,000 Active 126 DOM
7. 2026-06-15
   days on market $249,000 Active 125 DOM
8. 2026-06-15
   days on market $249,000 Active 124 DOM
9. 2026-06-13
   days on market $249,000 Active 123 DOM
10. 2026-06-12
    pricedays on market $249,000 Active 122 DOM
11. 2026-06-10
    days on market $265,000 Active 119 DOM
12. 2026-06-08
    days on market $265,000 Active 118 DOM
13. 2026-06-08
    days on market $265,000 Active 117 DOM
14. 2026-06-07
    days on market $265,000 Active 116 DOM
15. 2026-06-03
    days on market $265,000 Active 113 DOM
16. 2026-06-02
    days on market $265,000 Active 112 DOM
17. 2026-06-01
    days on market $265,000 Active 111 DOM
18. 2026-05-31
    remarks 699-char remark
19. 2026-05-31
    listed $265,000 Active 110 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: $5,355 · $446/mo
• Projected year-2 tax: $5,355 · $446/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $27,569
• − Mortgage interest: −$13,948
• − Property taxes: −$5,355
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − Depreciation: −$7,244
• Taxable loss: −$4,633
• Est. tax savings @ 24.0%: +$1,112
• After-tax cash flow: $622/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: Midway ISD
• NCES district ID: 4830640
• Math proficiency: 61% ▼ -8.00%
• Reading proficiency: 58% ▼ -7.00%
• Median HH income: $67,076
• Composite: 52.32/100
• National rank: #1593
• State rank: #56 of 826 in TX

Livability — Hewitt

• Score: 71/100
• State rank: #301
• US rank: #6841

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hewitt, TX
• County: McLennan County · 213,088 people
• City population: 16,432
• Metro: Waco, TX
• Population (ZIP): 16,432
• Household income: $83,511
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 433.0

Population outlook (McLennan County) Hauer SSP2

• Today (2025): 264,191 people
• By 2030: 273,578 · +3.6%
• By 2040: 291,506 · +10.3%
• By 2050: 308,044 · +16.6%
• By 2075: 349,648 · +32.3%
• By 2100: 364,779 · +38.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 21% Two or more races 8% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 8% Vietnamese 1%

Political lean MEDSL · McLennan

• 2024 margin: Solid R (+30.9) · D 34.0% · R 64.9% · Other 1.0%
• 2008→2024 swing: -7.0pp toward R · 2008: -23.9pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+23.4 2016: R+27.1 2012: R+29.8 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.02%
• Current HPI: 210.9229
• Rent YoY: ▲ 1.57%
• Metro: Waco, TX
• 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

-10.2% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $265,000 NTREIS
• 2026-04-15 Price Changed $275,000 NTREIS
• 2026-03-17 Price Changed $285,000 NTREIS
• 2026-02-09 Listed $295,000 NTREIS
• 2018-04-24 Sold (Public Records) — Public Records
• 1999-11-29 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $5,355 · -15.6% YoY. Source: county tax records.