401 S Central St · Hallsville, TX 75650

$185,000

3 bd · 2.0 ba · 1,920 sqft · Manufactured public records · 29 Days on market

Built 1992

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location, Location, Location. Here is a 1992 Palm Harbor home in award winning Hallsville school district with 1.58 acres in the city limits on a beautiful corner lot. This 3 bedroom 2 bathroom homes offers a spacious & open kitchen with an island. There is a breakfast area as well as a formal dining. The large family room offers a wood burning fireplace. The primary bedroom is located off of the family room. The hall bathroom is between the secondary bedrooms just off the kitchen. Updated faux wood laminate flooring throughout. There is an over-sized metal carport on a concrete slab that housed two vehicles and a fishing boat with room to spare. There is an small older house that has

Key facts

• 1.58 acres
• Corner lot
• Open kitchen

Tags

• 1.58 ACRES
• CORNER LOT
• OPEN KITCHEN
• WOOD BURNING FIREPLACE
• FAUX WOOD LAMINATE FLOORING
• OVER-SIZED METAL CARPORT

Property features AI

Exterior

• Parking: Attached concrete garage with 3 spaces
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Residential property
• Exterior features: Front porch; Storage structure

Interior

• Kitchen: Dishwasher
• Bedrooms: Total of 7 rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Wood-burning fireplace in the living room; Storm doors
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#117 in TX, #3,765 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Hallsville ISD (town): math 30% / reading 40% proficiency, ranked #490 of 826 in TX (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hallsville H S (math 66% / reading 70%, grade B, #150 of 1,632 statewide, top 10%, 1,456 students, 40% FRL) — zoned schools at 40% FRL track the district average.
• Zoned-school proficiency averages 68% at this address vs 35% district-wide (+33 pts) — the actual schools serving this property are materially stronger than the Hallsville ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 168 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $182,225 (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 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?
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: 1.54% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.77%
• DSCR: 2.15
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.4%
• Equity multiple: 1.79×
• Total profit: $40,836
• Equity at exit: $27,584

10-year hold

• IRR: 27.7%
• Equity multiple: 3.44×
• Total profit: $126,624
• Equity at exit: $15,995

Cash invested: $51,800 (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 75650

• Home prices YoY: -27.9%
• Active inventory: 168
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,850 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $1,113

Break-even live

Break-even rent $1,442

Max offer price $185,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,217	-5% $1,165	+0% $1,113	+5% $1,060	+10% $1,008
Rent	-10% $887	-5% $1,000	+0% $1,113	+5% $1,225	+10% $1,338
Rate	-1.0pp $1,206	-0.5pp $1,160	base $1,113	+0.5pp $1,065	+1.0pp $1,016

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 S Cypress St Hallsville, TX	4.0	2.0	1958	$2,850	$1.46	45d	1	0.21mi

Listing history 19 events

1. 2026-06-21
   days on market $185,000 Active 29 DOM
2. 2026-06-19
   days on market $185,000 Active 27 DOM
3. 2026-06-18
   days on market $185,000 Active 26 DOM
4. 2026-06-17
   days on market $185,000 Active 25 DOM
5. 2026-06-16
   days on market $185,000 Active 24 DOM
6. 2026-06-15
   days on market $185,000 Active 23 DOM
7. 2026-06-14
   days on market $185,000 Active 21 DOM
8. 2026-06-13
   days on market $185,000 Active 20 DOM
9. 2026-06-10
   days on market $185,000 Active 18 DOM
10. 2026-06-09
    days on market $185,000 Active 17 DOM
11. 2026-06-08
    days on market $185,000 Active 16 DOM
12. 2026-06-07
    days on market $185,000 Active 15 DOM
13. 2026-06-05
    days on market $185,000 Active 12 DOM
14. 2026-06-02
    days on market $185,000 Active 10 DOM
15. 2026-06-01
    days on market $185,000 Active 9 DOM
16. 2026-05-31
    days on market $185,000 Active 8 DOM
17. 2026-05-30
    days on market $185,000 Active 7 DOM
18. 2026-05-22
    listed $185,000 Active
19. 1990-12-31
    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: $1,101 · $92/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$2,285/yr (+$190/mo · 207.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,200
• − Mortgage interest: −$10,363
• − Property taxes: −$1,101
• − Insurance: −$925
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − Depreciation: −$5,382
• Taxable income: $10,957
• Est. tax owed @ 24.0%: −$2,630
• After-tax cash flow: $10,720/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: Hallsville ISD
• NCES district ID: 4822170
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $57,770
• Composite: 31.05/100
• National rank: #6081
• State rank: #490 of 826 in TX

Livability — Hallsville

• Score: 76/100
• State rank: #117
• US rank: #3765

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hallsville, TX
• Population (ZIP): 10,233

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 8% Black 6% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 3% Italian 2% Iranian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.30%
• Current HPI: 163.1524
• 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

• 2026-05-22 Listed $185,000 LAAR
• 1990-12-31 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,101 · +17.0% YoY. Source: county tax records.