609 E Henry · Hamilton, TX 76531

$139,500

2 bd · 2.0 ba · 1,304 sqft · SingleFamily public records · 159 Days on market

Built 1950 0.86 ac lot $107/sqft · 6% below area Est $149k · 6% under

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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 +18.4/30.0
• ARV discount +10.3/15.0
• Appreciation +10.0/10.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Frame home sitting on extra lots with access from two streets. The 2 bedroom, 1 bath home has approximately 1,304 sq ft of living space which does include the basement. There is a nice size living room overlooking the back yard and is separate from the dining and kitchen. The kitchen is roomy enough for a refrigerator, deep freezer, and washer & dryer or . Also is a set of built-in shelving with glass doors that one could put china or make a small office area. The full size bathroom has a shower-tub combo and is in the hallway near the bedrooms. Off the bedrooms is the access to the basement. There is a half bath that needs some work, water heater, and acces to the AC unit. The yard is .86 acres and has a workshop, storage building with electricity, and a smaller storage building.

Key facts

• Extra lots
• Workshop
• 0.86 acre lot

Tags

• EXTRA LOTS
• ACCESS FROM TWO STREETS
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.0% in Hamilton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#210 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment D, amenities F.
• Hamilton ISD (town): math 50% / reading 50% proficiency, ranked #192 of 826 in TX (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 117 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 24 units permitted in Hamilton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($964 loan paydown + $14k appreciation (10.0% local appreciation)).
• Hamilton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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 1950 — 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. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 8.3

CMA / ARV

• ARV (median comp): $148,606
• List price: $139,500
• Delta: -6.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 E Gentry	0.16mi	3/1.0 (+1)	1,215 (-7%)	5mo	$125,000	$103	68
818 E Boynton	0.22mi	2/2.0	1,266 (-3%)	23mo	$150,000	$118	66
405 S Bouldin St	0.38mi	3/2.0 (+1)	1,388 (+6%)	4mo	$239,000	$172	63
402 S Williams St	0.56mi	2/2.0	1,352 (+4%)	10mo	$225,000	$166	60
303 S Lloyd St	0.26mi	3/2.0 (+1)	1,458 (+12%)	5mo	$105,000	$72	59
1202 Oak Ridge Ln	0.51mi	3/1.5 (+1)	1,239 (-5%)	8mo	$160,000	$129	54
605 S Wieser St	0.38mi	3/2.0 (+1)	1,413 (+8%)	16mo	$225,000	$159	50
402 W Ross St	0.66mi	2/2.0	1,490 (+14%)	12mo	$175,000	$117	36
316 S Price	0.75mi	3/2.0 (+1)	1,177 (-10%)	21mo	$135,000	$115	26

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 3.16×
• Total profit: $84,357
• Equity at exit: $125,673

10-year hold

• IRR: 23.8%
• Equity multiple: 7.19×
• Total profit: $241,896
• Equity at exit: $271,018

Cash invested: $39,060 (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 76531

• Home prices YoY: 17.5%
• Active inventory: 117
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$181 /mo · $2,174/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $131

Break-even live

Break-even rent $1,229

Max offer price $139,500

Occupancy floor 86%

Sensitivity live

Price	-10% $210	-5% $171	+0% $131	+5% $92	+10% $52
Rent	-10% $21	-5% $76	+0% $131	+5% $186	+10% $241
Rate	-1.0pp $201	-0.5pp $167	base $131	+0.5pp $95	+1.0pp $58

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 E Ross St Hamilton, TX	3.0	2.0	1341	$1,395	$1.04	14d	1	0.46mi

Listing history 17 events

1. 2026-06-21
   days on market $139,500 Active 159 DOM
2. 2026-06-18
   days on market $139,500 Active 157 DOM
3. 2026-06-17
   days on market $139,500 Active 156 DOM
4. 2026-06-16
   days on market $139,500 Active 155 DOM
5. 2026-06-15
   days on market $139,500 Active 154 DOM
6. 2026-06-13
   days on market $139,500 Active 152 DOM
7. 2026-06-12
   days on market $139,500 Active 151 DOM
8. 2026-06-09
   days on market $139,500 Active 148 DOM
9. 2026-06-08
   days on market $139,500 Active 147 DOM
10. 2026-06-08
    days on market $139,500 Active 146 DOM
11. 2026-06-05
    days on market $139,500 Active 144 DOM
12. 2026-06-03
    days on market $139,500 Active 142 DOM
13. 2026-06-02
    pricedays on market $139,500 Active 141 DOM
14. 2026-06-01
    days on market $149,500 Active 140 DOM
15. 2026-05-31
    days on market $149,500 Active 139 DOM
16. 2026-01-12
    listed $149,500 Active 795-char remark

    Show marketing remark (798 chars)

    Frame home sitting on extra lots with access from two streets. The 2 bedroom, 1 bath home has approximately 1,304 sq ft of living space which does include the basement. There is a nice size living room overlooking the back yard and is separate from the dining and kitchen. The kitchen is roomy enough for a refrigerator, deep freezer, and washer & dryer or . Also is a set of built-in shelving with glass doors that one could put china or make a small office area. The full size bathroom has a shower-tub combo and is in the hallway near the bedrooms. Off the bedrooms is the access to the basement. There is a half bath that needs some work, water heater, and acces to the AC unit. The yard is . 86 acres and has a workshop, storage building with electricity, and a smaller storage building.

17. 2026-01-12
    listed $149,500 Active 798-char remark

    Show marketing remark (798 chars)

    Frame home sitting on extra lots with access from two streets. The 2 bedroom, 1 bath home has approximately 1,304 sq ft of living space which does include the basement. There is a nice size living room overlooking the back yard and is separate from the dining and kitchen. The kitchen is roomy enough for a refrigerator, deep freezer, and washer & dryer or . Also is a set of built-in shelving with glass doors that one could put china or make a small office area. The full size bathroom has a shower-tub combo and is in the hallway near the bedrooms. Off the bedrooms is the access to the basement. There is a half bath that needs some work, water heater, and acces to the AC unit. The yard is . 86 acres and has a workshop, storage building with electricity, and a smaller storage building.

ⓘ 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: $2,174 · $181/mo
• Projected year-2 tax: $2,553 · $213/mo
• Expected delta: +$379/yr (+$32/mo · 17.4%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $16,740
• − Mortgage interest: −$7,814
• − Property taxes: −$2,174
• − Insurance: −$698
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$4,058
• Taxable loss: −$682
• Est. tax savings @ 24.0%: +$164
• After-tax cash flow: $1,738/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: Hamilton ISD
• NCES district ID: 4822230
• Math proficiency: 50% ▲ 1.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $43,597
• Composite: 42.18/100
• National rank: #3293
• State rank: #192 of 826 in TX

Livability — Hamilton

• Score: 73/100
• State rank: #210
• US rank: #5259

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamilton, TX
• Population (ZIP): 4,673

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 7,553 people
• By 2030: 7,212 · -4.5%
• By 2040: 6,566 · -13.1%
• By 2050: 5,976 · -20.9%
• By 2075: 5,077 · -32.8%
• By 2100: 4,196 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 13% Two or more races 11% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 9% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 9% Russian/Polish/Slavic 1%

Political lean MEDSL · Hamilton

• 2024 margin: Solid R (+71.3) · D 14.0% · R 85.3%
• 2008→2024 swing: -18.0pp toward R · 2008: -53.3pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+68.4 2016: R+71.4 2012: R+65.5 2008: R+53.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.83%
• Current HPI: 226.8273
• 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

+0.0% since first listed

2 events — show timeline

• 2026-01-12 Listed $149,500 CTXMLS
• 2026-01-12 Listed $149,500 NTREIS

Property tax history

+4.5%/yr

Latest (2025): $2,174 · +21.3% YoY. Source: county tax records.