106 Ball Park Dr · Hallsville, TX 75650

$317,000

3 bd · 2.0 ba · 1,695 sqft · SingleFamily · 42 Days on market

Built 2019 5,306 sqft lot $187/sqft · 7% above area Est $297k · 7% over $25/mo HOA · 1% of rent

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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 +14.4/30.0
• DSCR +4.4/10.0
• ARV discount +4.4/15.0
• 1% rule +4.0/10.0
• 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 MLS

Fabulous new construction in HISD! 3/2/2 open floorplan in new, gated subdivision close to schools. Amenities include granite countertops, wood tile floors, tankless water heater, stainless steel appliances and much more! Est completion July 2019

Key facts

• 5,306 sq ft lot
• 2 garage spots
• Built 2019

Property features AI

Finance

• Other: Property listed as residential single family
• HOA & community: Homeowners association with an annual fee of $300 (about $25/month)

Exterior

• Parking: 2-car garage with concrete driveway
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Single-story
• Exterior features: Wood fencing; Composition roof

Interior

• Bedrooms: Total rooms: 7
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Gas water heater; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $317k.

Deal economics

• At list price, monthly cash flow is $64 ($767/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 $285k (10.1% below list).
• Recommended offer: $285k (10.1% below list) — sets the bar for 1% rule.

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.
• 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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

• 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 $285,000 (10.1% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.90% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (median comp): $296,523
• List price: $317,000
• Delta: 6.91%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 S Cypress St	0.44mi	2/1.0 (-1)	1,848 (+9%)	6mo	$93,999	$51	50

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

Projected returns pro-forma

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

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-47,255
• Equity at exit: $47,266

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-35,740
• Equity at exit: $27,408

Cash invested: $88,760 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,850 medium
• Mortgage (P&I): −$1,662
• Tax from tax record: −$368 /mo · $4,417/yr
• Insurance: −$132
• HOA: −$25
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $64

Break-even live

Break-even rent $2,769

Max offer price $317,000

Occupancy floor 93%

Sensitivity live

Price	-10% $243	-5% $154	+0% $64	+5% $-26	+10% $-116
Rent	-10% $-161	-5% $-49	+0% $64	+5% $176	+10% $289
Rate	-1.0pp $224	-0.5pp $145	base $64	+0.5pp $-18	+1.0pp $-102

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: $79,250
• Closing costs: $9,510
• 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	44d	1	0.31mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: watersecurity

Listing history 20 events

1. 2026-06-19
   days on market $317,000 Active 42 DOM
2. 2026-06-18
   days on market $317,000 Active 41 DOM
3. 2026-06-17
   days on market $317,000 Active 40 DOM
4. 2026-06-16
   days on market $317,000 Active 39 DOM
5. 2026-06-15
   days on market $317,000 Active 38 DOM
6. 2026-06-14
   days on market $317,000 Active 36 DOM
7. 2026-06-13
   days on market $317,000 Active 35 DOM
8. 2026-06-10
   days on market $317,000 Active 33 DOM
9. 2026-06-09
   days on market $317,000 Active 32 DOM
10. 2026-06-08
    days on market $317,000 Active 31 DOM
11. 2026-06-07
    days on market $317,000 Active 30 DOM
12. 2026-06-05
    days on market $317,000 Active 27 DOM
13. 2026-06-02
    days on market $317,000 Active 25 DOM
14. 2026-06-01
    days on market $317,000 Active 24 DOM
15. 2026-05-31
    days on market $317,000 Active 23 DOM
16. 2026-05-30
    days on market $317,000 Active 22 DOM
17. 2026-05-08
    listed $317,000 Active 639-char remark
18. 2020-02-24
    soldstatus 246-char remark

    Show marketing remark (246 chars)

    Fabulous new construction in HISD! 3/2/2 open floorplan in new, gated subdivision close to schools. Amenities include granite countertops, wood tile floors, tankless water heater, stainless steel appliances and much more! Est completion July 2019

19. 2019-05-29
    listed $224,750 246-char remark

    Show marketing remark (246 chars)

    Fabulous new construction in HISD! 3/2/2 open floorplan in new, gated subdivision close to schools. Amenities include granite countertops, wood tile floors, tankless water heater, stainless steel appliances and much more! Est completion July 2019

20. 2019-03-25
    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: $4,417 · $368/mo
• Projected year-2 tax: $5,801 · $483/mo
• Expected delta: +$1,384/yr (+$115/mo · 31.3%)

ⓘ 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: −$17,757
• − Property taxes: −$4,417
• − Insurance: −$1,585
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − HOA: −$300
• − Depreciation: −$9,222
• Taxable loss: −$4,553
• Est. tax savings @ 24.0%: +$1,093
• After-tax cash flow: $1,860/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

+41.0% since first listed

4 events — show timeline

• 2026-05-08 Listed $317,000 LAAR
• 2020-02-24 Sold (MLS) — LAAR
• 2019-05-29 Listed $224,750 LAAR
• 2019-03-25 Sold (Public Records) — Public Records

Property tax history

+43.9%/yr

Latest (2025): $4,417 · +5.5% YoY. Source: county tax records.