2547 State Highway 31 · Hubbard, TX 76648

$89,999

3 bd · 2.0 ba · 2,141 sqft · SingleFamily public records · 196 Days on market

Built 1967 1.00 ac lot ↓ 18% since listing

---

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
• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WALKABLE TO LAKE! ADJOINING LAND TO LAKES OF HUBBARD!! Great location for an INVESTMENT property 20 minutes from Waco, right outside of the city limits of Hubbard. This would make a wonderful Airbnb or VRBO. Very quiet and peaceful with low-traffic highway frontage. Large shade trees cover the property making for great curb appeal. Walkable to the Hubbard City Lakes & city park as this is an adjoining property. The property is one acre with city water. There are 2 carports with ample covered parking. Sellers have installed new water lines, new drain lines, new propane lines, new electrical meter and electrical wiring, and new exterior doors. The home is in need of a complete finish renovation. The bathrooms and kitchen have been gutted of all fixtures and appliances. This is a pier and beam build out with the center area mobile home. This property will need a new septic system installed and ac unit. The roof is in great condition according to the sellers. Selling property as-is.

Key facts

• Two carports
• One acre property
• 1 acre lot

Tags

• ONE ACRE PROPERTY
• LARGE MATURE SHADE TREES
• LOW-TRAFFIC HIGHWAY FRONTAGE
• TWO CARPORTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#839 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: amenities F, commute F, employment F.
• Hubbard ISD (rural): math 28% / reading 44% proficiency, ranked #506 of 826 in TX (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hubbard El (math 27% / reading 42%, grade F, #1,995 of 4,322 statewide, top 50%, 218 students, 68% FRL).
• Market conditions: 62 active listings in the ZIP; 65 units permitted in Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($622 loan paydown + $8k appreciation (8.9% local appreciation)).
• Hill County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 196 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $100k (53%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 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 1967 — 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: 1.79% ✓
• Cap rate: 14.17%
• Cash-on-cash: 28.15%
• DSCR: 2.25
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.0%
• Equity multiple: 4.19×
• Total profit: $80,323
• Equity at exit: $74,267

10-year hold

• IRR: 38.8%
• Equity multiple: 9.17×
• Total profit: $205,764
• Equity at exit: $153,423

Cash invested: $25,200 (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 76648

• Home prices YoY: 4.2%
• Active inventory: 62
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,608 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$170 /mo · $2,040/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $591

Break-even live

Break-even rent $860

Max offer price $89,999

Occupancy floor 58%

Sensitivity live

Price	-10% $642	-5% $617	+0% $591	+5% $566	+10% $540
Rent	-10% $464	-5% $528	+0% $591	+5% $655	+10% $718
Rate	-1.0pp $636	-0.5pp $614	base $591	+0.5pp $568	+1.0pp $544

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-05-25
   soldstatus Closed
2. 2026-04-28
   status Pending
3. 2026-03-15
   status Active
4. 2026-03-02
   status Pending
5. 2026-02-18
   historical Active Option Contract
6. 2026-02-02
   price $89,999
7. 2026-01-10
   price $99,999
8. 2026-01-06
   price $135,999
9. 2025-11-28
   price $152,999
10. 2025-11-05
    price $159,999
11. 2025-10-23
    price $169,999
12. 2025-10-16
    price $179,999
13. 2025-10-01
    listed $189,999 Active
14. 2023-03-31
    soldstatus Closed 998-char remark

    Show marketing remark (998 chars)

    WALKABLE TO LAKE! ADJOINING LAND TO LAKES OF HUBBARD!! Great location for an INVESTMENT property 20 minutes from Waco, right outside of the city limits of Hubbard. This would make a wonderful Airbnb or VRBO. Very quiet and peaceful with low-traffic highway frontage. Large shade trees cover the property making for great curb appeal. Walkable to the Hubbard City Lakes & city park as this is an adjoining property. The property is one acre with city water. There are 2 carports with ample covered parking. Sellers have installed new water lines, new drain lines, new propane lines, new electrical meter and electrical wiring, and new exterior doors. The home is in need of a complete finish renovation. The bathrooms and kitchen have been gutted of all fixtures and appliances. This is a pier and beam build out with the center area mobile home. This property will need a new septic system installed and ac unit. The roof is in great condition according to the sellers. Selling property as-is.

15. 2023-03-30
    soldstatus
16. 2023-03-29
    soldstatus 1118-char remark

    Show marketing remark (1118 chars)

    ***Owner Finance can be considered***Great location for an investment property 20 minutes from Waco , right outside of the city limits of Hubbard. Very quiet and peaceful with low traffic highway frontage. Large shade trees cover the property making for great curb appeal. Walkable to the Hubbard City Lakes & city park as this is an adjoining property. The property is one acre with city water. There are 2 carports with ample covered parking. This would make a wonderful airbnb or VRBO. The home is in need of a complete finish of renovation. The bathrooms and kitchen have been gutted of all fixtures and appliances. The walls to the second bath have been demoed to allow for expansion. Sellers have installed new water lines, new drain lines, new propane lines, new electrical meter and electrical wiring, and new exterior doors. Sellers have done partial leveling but may still need some work. This is a pier and beam build out with the center area a mobile home. This property will need new septic system installed and ac unit .The roof is in great condition according to the sellers. Selling property as is.

17. 2023-03-14
    status Pending 998-char remark

    Show marketing remark (998 chars)

    WALKABLE TO LAKE! ADJOINING LAND TO LAKES OF HUBBARD!! Great location for an INVESTMENT property 20 minutes from Waco, right outside of the city limits of Hubbard. This would make a wonderful Airbnb or VRBO. Very quiet and peaceful with low-traffic highway frontage. Large shade trees cover the property making for great curb appeal. Walkable to the Hubbard City Lakes & city park as this is an adjoining property. The property is one acre with city water. There are 2 carports with ample covered parking. Sellers have installed new water lines, new drain lines, new propane lines, new electrical meter and electrical wiring, and new exterior doors. The home is in need of a complete finish renovation. The bathrooms and kitchen have been gutted of all fixtures and appliances. This is a pier and beam build out with the center area mobile home. This property will need a new septic system installed and ac unit. The roof is in great condition according to the sellers. Selling property as-is.

18. 2023-03-07
    historical Active Option Contract 998-char remark

    Show marketing remark (998 chars)

    WALKABLE TO LAKE! ADJOINING LAND TO LAKES OF HUBBARD!! Great location for an INVESTMENT property 20 minutes from Waco, right outside of the city limits of Hubbard. This would make a wonderful Airbnb or VRBO. Very quiet and peaceful with low-traffic highway frontage. Large shade trees cover the property making for great curb appeal. Walkable to the Hubbard City Lakes & city park as this is an adjoining property. The property is one acre with city water. There are 2 carports with ample covered parking. Sellers have installed new water lines, new drain lines, new propane lines, new electrical meter and electrical wiring, and new exterior doors. The home is in need of a complete finish renovation. The bathrooms and kitchen have been gutted of all fixtures and appliances. This is a pier and beam build out with the center area mobile home. This property will need a new septic system installed and ac unit. The roof is in great condition according to the sellers. Selling property as-is.

19. 2023-03-03
    listed $110,000 Active 998-char remark

    Show marketing remark (998 chars)

    WALKABLE TO LAKE! ADJOINING LAND TO LAKES OF HUBBARD!! Great location for an INVESTMENT property 20 minutes from Waco, right outside of the city limits of Hubbard. This would make a wonderful Airbnb or VRBO. Very quiet and peaceful with low-traffic highway frontage. Large shade trees cover the property making for great curb appeal. Walkable to the Hubbard City Lakes & city park as this is an adjoining property. The property is one acre with city water. There are 2 carports with ample covered parking. Sellers have installed new water lines, new drain lines, new propane lines, new electrical meter and electrical wiring, and new exterior doors. The home is in need of a complete finish renovation. The bathrooms and kitchen have been gutted of all fixtures and appliances. This is a pier and beam build out with the center area mobile home. This property will need a new septic system installed and ac unit. The roof is in great condition according to the sellers. Selling property as-is.

20. 2023-02-28
    historical
21. 2022-12-13
    price $129,000
22. 2022-11-09
    price $144,000
23. 2022-10-25
    listed $149,000 Active
24. 2022-08-19
    listed $110,000 1118-char remark

    Show marketing remark (1118 chars)

    ***Owner Finance can be considered***Great location for an investment property 20 minutes from Waco , right outside of the city limits of Hubbard. Very quiet and peaceful with low traffic highway frontage. Large shade trees cover the property making for great curb appeal. Walkable to the Hubbard City Lakes & city park as this is an adjoining property. The property is one acre with city water. There are 2 carports with ample covered parking. This would make a wonderful airbnb or VRBO. The home is in need of a complete finish of renovation. The bathrooms and kitchen have been gutted of all fixtures and appliances. The walls to the second bath have been demoed to allow for expansion. Sellers have installed new water lines, new drain lines, new propane lines, new electrical meter and electrical wiring, and new exterior doors. Sellers have done partial leveling but may still need some work. This is a pier and beam build out with the center area a mobile home. This property will need new septic system installed and ac unit .The roof is in great condition according to the sellers. Selling property as is.

25. 2021-06-07
    soldstatus
26. 2000-01-03
    soldstatus
27. 1979-07-14
    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: $2,040 · $170/mo
• Projected year-2 tax: $2,040 · $170/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 6/10 Major 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $19,301
• − Mortgage interest: −$5,041
• − Property taxes: −$2,040
• − Insurance: −$450
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$2,618
• Taxable income: $6,063
• Est. tax owed @ 24.0%: −$1,455
• After-tax cash flow: $5,639/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: Hubbard ISD
• NCES district ID: 4823730
• Math proficiency: 28% ▼ -5.00%
• Reading proficiency: 44% ▲ 4.00%
• Median HH income: $42,664
• Composite: 30.42/100
• National rank: #6243
• State rank: #506 of 826 in TX

Livability — Hubbard

• Score: 63/100
• State rank: #839
• US rank: #15119

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,922
• Population (ZIP): 2,922

Population outlook (Hill County) Hauer SSP2

• Today (2025): 34,013 people
• By 2030: 33,289 · -2.1%
• By 2040: 31,688 · -6.8%
• By 2050: 30,100 · -11.5%
• By 2075: 26,818 · -21.2%
• By 2100: 22,918 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 17% Black 11% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 3% Other Asian/Pacific 1%

Political lean MEDSL · Hill

• 2024 margin: Solid R (+64.4) · D 17.5% · R 81.8%
• 2008→2024 swing: -23.0pp toward R · 2008: -41.4pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+60.7 2016: R+58.4 2012: R+53.0 2008: R+41.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.95%
• Current HPI: 223.2919
• 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

-18.2% since first listed

27 events — show timeline

• 2026-05-25 Sold (MLS) — NTREIS
• 2026-04-28 Pending — NTREIS
• 2026-03-15 Relisted — NTREIS
• 2026-03-02 Pending — NTREIS
• 2026-02-18 Contingent — NTREIS
• 2026-02-02 Price Changed $89,999 NTREIS
• 2026-01-10 Price Changed $99,999 NTREIS
• 2026-01-06 Price Changed $135,999 NTREIS
• 2025-11-28 Price Changed $152,999 NTREIS
• 2025-11-05 Price Changed $159,999 NTREIS
• 2025-10-23 Price Changed $169,999 NTREIS
• 2025-10-16 Price Changed $179,999 NTREIS
• 2025-10-01 Listed $189,999 NTREIS
• 2023-03-31 Sold (MLS) — NTREIS
• 2023-03-30 Sold (Public Records) — Public Records
• 2023-03-29 Sold (MLS) — NTREIS
• 2023-03-14 Pending — NTREIS
• 2023-03-07 Contingent — NTREIS
• 2023-03-03 Listed $110,000 NTREIS
• 2023-02-28 Listing Removed — NTREIS
• 2022-12-13 Price Changed $129,000 NTREIS
• 2022-11-09 Price Changed $144,000 NTREIS
• 2022-10-25 Listed $149,000 NTREIS
• 2022-08-19 Listed $110,000 NTREIS
• 2021-06-07 Sold (Public Records) — Public Records
• 2000-01-03 Sold (Public Records) — Public Records
• 1979-07-14 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $2,040 · +7.2% YoY. Source: county tax records.