910 S Frans St · Hebbronville, TX 78361

$54,900

3 bd · 1.0 ba · 1,050 sqft · SingleFamily · 43 Days on market

Built 1975 8,059 sqft lot $52/sqft · 12% below area Est $63k · 12% under

---

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 +30.0/30.0
• ARV discount +13.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.5/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Brick home with covered carport on a large lot. This property has a lot of potential for an investor or a buyer willing to put in some work. This could be your next home or your next flip!

Key facts

• Endless potential
• 8,059 sq ft lot
• Garage

Tags

• GENEROUSLY SIZED BACKYARD
• ENDLESS POTENTIAL

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Covered parking; One-car garage
• Utilities: Public water; Public sewer; Utilities available
• Home design: Single-story home
• Construction: Brick construction; Shingle roof; Slab foundation; Built on a 0.19-acre subdivided lot
• Exterior features: Covered patio; Patio

Interior

• Bathrooms: One full bathroom
• Interior features: No additional interior features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($887 rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,032 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools D-, amenities F.
• Jim Hogg County ISD (town): math 31% / reading 31% proficiency, ranked #622 of 826 in TX (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $380 of loan paydown is wiped out by about $524 of value loss. Plan a longer hold.
• Jim Hogg County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.9% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $3k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.62% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.51%
• DSCR: 2.05
• GRM: 5.2

CMA / ARV

• ARV (median comp): $62,695
• List price: $54,900
• Delta: -12.43%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1013 S Smith Ave	0.04mi	3/1.0	1,050 (0%)	6mo	$82,000	$78	93
103 E David St	0.25mi	2/1.0 (-1)	1,072 (+2%)	4mo	$42,500	$40	76
303 E Texas St	0.62mi	3/2.0	957 (-9%)	1mo	$54,900	$57	52

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

Projected returns pro-forma

-0.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 1.99×
• Total profit: $15,181
• Equity at exit: $13,369

10-year hold

• IRR: 26.8%
• Equity multiple: 3.77×
• Total profit: $42,605
• Equity at exit: $14,139

Cash invested: $15,372 (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 78361

• Home prices YoY: -0.9%
• Active inventory: 36
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $887 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$89 /mo · $1,066/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $301

Break-even live

Break-even rent $506

Max offer price $54,900

Occupancy floor 61%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $54,900 Active 43 DOM
2. 2026-06-17
   days on market $54,900 Active 42 DOM
3. 2026-06-16
   days on market $54,900 Active 41 DOM
4. 2026-06-15
   days on market $54,900 Active 40 DOM
5. 2026-06-13
   days on market $54,900 Active 38 DOM
6. 2026-06-12
   days on market $54,900 Active 37 DOM
7. 2026-06-10
   days on market $54,900 Active 34 DOM
8. 2026-06-08
   days on market $54,900 Active 33 DOM
9. 2026-06-08
   days on market $54,900 Active 32 DOM
10. 2026-06-05
    days on market $54,900 Active 30 DOM
11. 2026-06-03
    days on market $54,900 Active 28 DOM
12. 2026-06-02
    days on market $54,900 Active 27 DOM
13. 2026-06-01
    days on market $54,900 Active 26 DOM
14. 2026-05-31
    days on market $54,900 Active 25 DOM
15. 2026-05-14
    price $54,900 272-char remark
16. 2026-05-06
    listed $58,000 Active 272-char remark
17. 2024-02-29
    soldstatus
18. 2024-02-29
    soldstatus
19. 2024-02-02
    soldstatus
20. 2024-01-31
    soldstatus Closed 188-char remark

    Show marketing remark (188 chars)

    Brick home with covered carport on a large lot. This property has a lot of potential for an investor or a buyer willing to put in some work. This could be your next home or your next flip!

21. 2024-01-21
    status Pending 188-char remark

    Show marketing remark (188 chars)

    Brick home with covered carport on a large lot. This property has a lot of potential for an investor or a buyer willing to put in some work. This could be your next home or your next flip!

22. 2023-07-24
    listed $55,000 Active 188-char remark

    Show marketing remark (188 chars)

    Brick home with covered carport on a large lot. This property has a lot of potential for an investor or a buyer willing to put in some work. This could be your next home or your next flip!

ⓘ 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: $1,066 · $89/mo
• Projected year-2 tax: $1,066 · $89/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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $10,644
• − Mortgage interest: −$3,075
• − Property taxes: −$1,066
• − Insurance: −$274
• − Repairs & maintenance: −$852
• − Management: −$852
• − Depreciation: −$1,597
• Taxable income: $2,928
• Est. tax owed @ 24.0%: −$703
• After-tax cash flow: $2,911/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: Jim Hogg County ISD
• NCES district ID: 4824750
• Math proficiency: 31% ▼ -15.00%
• Reading proficiency: 31% ▼ -2.00%
• Median HH income: $35,870
• Composite: 25.69/100
• National rank: #7391
• State rank: #622 of 826 in TX

Livability — Hebbronville

• Score: 61/100
• State rank: #1032
• US rank: #18361

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hebbronville, TX
• Population (ZIP): 4,764

Population outlook (Jim Hogg County) Hauer SSP2

• Today (2025): 5,023 people
• By 2030: 4,897 · -2.5%
• By 2040: 4,722 · -6.0%
• By 2050: 4,510 · -10.2%
• By 2075: 3,827 · -23.8%
• By 2100: 2,794 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 40% White 21%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 1% · Canada
• Languages at home: 41% English-only · Spanish 58% Tagalog/Filipino 1%

Political lean MEDSL · Jim Hogg

• 2024 margin: Lean D (+8.3) · D 54.0% · R 45.7%
• 2008→2024 swing: -39.3pp toward R · 2008: 47.6pp · 2024: 8.3pp
• All cycles: 2024: D+8.3 2020: D+17.9 2016: D+56.9 2012: D+56.7 2008: D+47.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.95%
• Current HPI: 99.0946
• 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

-0.2% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $54,900 CBMLS
• 2026-05-06 Listed $58,000 CBMLS
• 2024-02-29 Sold (Public Records) — Public Records
• 2024-02-29 Sold (Public Records) — Public Records
• 2024-02-02 Sold (Public Records) — Public Records
• 2024-01-31 Sold (MLS) — CBMLS
• 2024-01-21 Pending — CBMLS
• 2023-07-24 Listed $55,000 CBMLS

Property tax history

+2.0%/yr

Latest (2025): $1,066 · -36.5% YoY. Source: county tax records.