601 E Lucille St · Hebbronville, TX 78361

$91,000

2 bd · 1.0 ba · 784 sqft · SingleFamily · 216 Days on market

Built 1900 7,000 sqft lot $116/sqft · 66% above area

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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).

• Cash flow +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Appreciation +4.5/10.0
• 1% rule +4.0/10.0
• 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

Charming Remodeled Home – Move-In Ready. A beautifully updated 2-bedroom, 1-bath home nestled on a spacious corner lot. Featuring a solid concrete slab foundation and thoughtful renovations throughout. Remodeled interior with fresh finishes and modern touches. Fenced backyard perfect for pets, play, or weekend gatherings. Walking distance to local school. With its inviting curb appeal and practical upgrades, this home offers the perfect balance of style and functionality. Don’t miss the chance to make it yours.

Key facts

• Spacious corner lot
• Fenced backyard
• Remodeled home

Tags

• REMODELED HOME
• SPACIOUS CORNER LOT
• SOLID CONCRETE SLAB FOUNDATION
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $91k.

Deal economics

• At list price, monthly cash flow is $70 ($835/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (9.7% below list).
• Recommended offer: $80k (12.0% 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 $629 of loan paydown is wiped out by about $869 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.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 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 1900 — 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 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 9.2

CMA / ARV

• ARV (median comp): $54,900
• List price: $91,000
• Delta: 65.76%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 N Elm Ave	0.25mi	2/1.5	856 (+9%)	2mo	$49,500	$58	70
711 Marcos Hinojosa Ave	0.08mi	3/1.0 (+1)	874 (+12%)	8mo	$50,000	$57	66

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: -2.0%
• Equity multiple: 0.91×
• Total profit: $-2,256
• Equity at exit: $22,161

10-year hold

• IRR: 4.6%
• Equity multiple: 1.44×
• Total profit: $11,270
• Equity at exit: $23,436

Cash invested: $25,480 (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: 9.2×

Monthly cashflow live

• Estimated rent: $822 medium
• Mortgage (P&I): −$477
• Tax from tax record: −$65 /mo · $778/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $70

Break-even live

Break-even rent $734

Max offer price $91,000

Occupancy floor 87%

Sensitivity live

Price	-10% $121	-5% $95	+0% $70	+5% $44	+10% $18
Rent	-10% $5	-5% $37	+0% $70	+5% $102	+10% $135
Rate	-1.0pp $115	-0.5pp $93	base $70	+0.5pp $46	+1.0pp $22

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: $22,750
• Closing costs: $2,730
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $91,000 Active 216 DOM
2. 2026-06-18
   days on market $91,000 Active 214 DOM
3. 2026-06-17
   days on market $91,000 Active 213 DOM
4. 2026-06-16
   days on market $91,000 Active 212 DOM
5. 2026-06-15
   days on market $91,000 Active 211 DOM
6. 2026-06-13
   days on market $91,000 Active 209 DOM
7. 2026-06-12
   days on market $91,000 Active 208 DOM
8. 2026-06-10
   days on market $91,000 Active 205 DOM
9. 2026-06-08
   days on market $91,000 Active 204 DOM
10. 2026-06-08
    days on market $91,000 Active 203 DOM
11. 2026-06-05
    days on market $91,000 Active 201 DOM
12. 2026-06-03
    days on market $91,000 Active 199 DOM
13. 2026-06-02
    days on market $91,000 Active 198 DOM
14. 2026-06-01
    days on market $91,000 Active 197 DOM
15. 2026-05-31
    days on market $91,000 Active 196 DOM
16. 2025-11-16
    listed $91,000 Active

    Show marketing remark (528 chars)

    Charming Remodeled Home – Move-In Ready. A beautifully updated 2-bedroom, 1-bath home nestled on a spacious corner lot. Featuring a solid concrete slab foundation and thoughtful renovations throughout. Remodeled interior with fresh finishes and modern touches. Fenced backyard perfect for pets, play, or weekend gatherings. Walking distance to local school. With its inviting curb appeal and practical upgrades, this home offers the perfect balance of style and functionality. Don’t miss the chance to make it yours.

17. 2025-11-16
    listed $91,000 Active 528-char remark

    Show marketing remark (528 chars)

    Charming Remodeled Home – Move-In Ready. A beautifully updated 2-bedroom, 1-bath home nestled on a spacious corner lot. Featuring a solid concrete slab foundation and thoughtful renovations throughout. Remodeled interior with fresh finishes and modern touches. Fenced backyard perfect for pets, play, or weekend gatherings. Walking distance to local school. With its inviting curb appeal and practical upgrades, this home offers the perfect balance of style and functionality. Don’t miss the chance to make it yours.

18. 2024-05-04
    listed $91,000 Active
19. 2024-05-04
    listed $91,000 Active
20. 2018-09-21
    soldstatus
21. 2018-05-28
    listed $29,500
22. 2016-03-22
    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: $778 · $65/mo
• Projected year-2 tax: $1,665 · $139/mo
• Expected delta: +$888/yr (+$74/mo · 114.1%)

ⓘ 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 · 21 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: $9,866
• − Mortgage interest: −$5,097
• − Property taxes: −$778
• − Insurance: −$455
• − Repairs & maintenance: −$789
• − Management: −$789
• − Depreciation: −$2,647
• Taxable loss: −$690
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $1,000/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

+208.5% since first listed

7 events — show timeline

• 2025-11-16 Listed $91,000 LAOR
• 2025-11-16 Listed $91,000 CBMLS
• 2024-05-04 Listed $91,000 LAOR
• 2024-05-04 Listed $91,000 CBMLS
• 2018-09-21 Sold (MLS) — CBMLS
• 2018-05-28 Listed $29,500 CBMLS
• 2016-03-22 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $778 · -3.2% YoY. Source: county tax records.