2396 County Road 2050 · Hull, TX 77564

$110,000

3 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 26 Days on market

Built 2006 0.82 ac lot $80/sqft · 55% below area ↓ 42% since listing

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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 +25.7/30.0
• DSCR +8.6/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0

Listing remarks

Escape to the country with this charming single-story ranch home, perfectly situated on a sprawling, cleared lot in the quiet community of Hull, TX. Offering the privacy and peace of rural living, this property features a functional open layout designed for easy maintenance and comfort. The exterior boasts classic horizontal siding, a durable composition roof, and a pier and beam foundation. A welcoming front porch with white railing leads you inside, while the expansive lawn provides plenty of room for gardening, recreation, or future expansions. The property also includes a convenient oversized carport, offering ample space for vehicle storage and outdoor projects. Surrounded by a lush tr

Key facts

• 0.82 acre lot
• Garage
• Built 2006

Tags

• SINGLE-STORY RANCH HOME
• SPRAWLING CLEARED LOT
• FUNCTIONAL OPEN LAYOUT
• CLASSIC HORIZONTAL SIDING
• DURABLE COMPOSITION ROOF
• PIER AND BEAM FOUNDATION

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Parking: Detached garage (1 parking space)
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2006; Entry on first floor
• Construction: Vinyl siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Cleared lot

Interior

• Bedrooms: Primary bedroom on the first floor; Additional bedrooms on the first floor
• Bathrooms: Three full bathrooms (all on the first floor); Primary bathroom on the first floor
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 41/100 on livability (#1,599 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Hardin ISD (rural): math 39% / reading 44% proficiency, ranked #354 of 826 in TX (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hardin H S (math 67% / reading 57%, grade B-, #237 of 1,632 statewide, top 16%, 394 students, 57% FRL) — zoned schools at 57% FRL track the district average.
• Zoned-school proficiency averages 62% at this address vs 42% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Hardin ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 41 active listings in the ZIP; 1,321 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Liberty County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.25% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.29%
• DSCR: 1.46
• GRM: 6.7

CMA / ARV

• ARV (median comp): $246,723
• List price: $110,000
• Delta: -55.42%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1938 County Road 2050	0.43mi	3/2.0	1,192 (-13%)	22mo	$199,000	$167	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 1.98×
• Total profit: $30,130
• Equity at exit: $49,461

10-year hold

• IRR: 18.7%
• Equity multiple: 3.72×
• Total profit: $83,783
• Equity at exit: $76,225

Cash invested: $30,800 (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 77564

• Active inventory: 41
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$199 /mo · $2,382/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $264

Break-even live

Break-even rent $1,040

Max offer price $110,000

Occupancy floor 76%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-12
   price $110,000 994-char remark
2. 2026-05-08
   status Active 994-char remark
3. 2026-05-02
   status Pending 994-char remark
4. 2026-04-24
   listed $120,000 Active 994-char remark
5. 2025-12-31
   historical
6. 2025-05-09
   status Active
7. 2025-05-06
   status Option Pending
8. 2025-02-03
   price $184,990
9. 2025-01-17
   listed $190,000 Active
10. 2025-01-05
    historical
11. 1985-10-25
    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: $2,382 · $199/mo
• Projected year-2 tax: $2,382 · $199/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 8/10 Severe 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,486
• − Mortgage interest: −$6,162
• − Property taxes: −$2,382
• − Insurance: −$550
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$3,200
• Taxable income: $1,554
• Est. tax owed @ 24.0%: −$373
• After-tax cash flow: $2,796/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: Hardin ISD
• NCES district ID: 4822380
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 44% ▲ 6.00%
• Median HH income: $48,099
• Composite: 35.54/100
• National rank: #4907
• State rank: #354 of 826 in TX

Livability — Hull

• Score: 41/100
• State rank: #1599
• US rank: #27213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,876

Population outlook (Liberty County) Hauer SSP2

• Today (2025): 87,956 people
• By 2030: 92,161 · +4.8%
• By 2040: 100,784 · +14.6%
• By 2050: 109,471 · +24.5%
• By 2075: 133,470 · +51.7%
• By 2100: 147,372 · +67.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 13% Two or more races 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 12% Iranian 3% Slovak 3%
• Foreign-born: 1% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Liberty

• 2024 margin: Solid R (+61.6) · D 19.0% · R 80.6%
• 2008→2024 swing: -17.9pp toward R · 2008: -43.7pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+59.7 2016: R+58.0 2012: R+53.3 2008: R+43.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-42.1% since first listed

12 events — show timeline

• 2026-05-27 Pending — HARMLS
• 2026-05-12 Price Changed $110,000 HARMLS
• 2026-05-08 Relisted — HARMLS
• 2026-05-02 Pending — HARMLS
• 2026-04-24 Listed $120,000 HARMLS
• 2025-12-31 Listing Removed — HARMLS
• 2025-05-09 Relisted — HARMLS
• 2025-05-06 Pending — HARMLS
• 2025-02-03 Price Changed $184,990 HARMLS
• 2025-01-17 Listed $190,000 HARMLS
• 2025-01-05 Coming Soon — HARMLS
• 1985-10-25 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,382 · +7.2% YoY. Source: county tax records.