1005 W 1st St · Hearne, TX 77859

$60,000

4 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 56 Days on market

Built 1998 5,750 sqft lot ↓ 33% since listing

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

PRICE DECREASE!! 1005 W. 1st St. in the heart of Hearne, Texas! This 4-bedroom, 1-bath home presents space for innovation and inspiration to make music. Step inside where some updates have already been made to possibly stimulate your creativity. The roof that is approx. 4–5 years old, offers peace of mind. Situated on a generous 50x115 lot, the backyard offers a blank canvas for gardening, a workshop, or your dream outdoor entertainment space. Only you know the tools needed to bring your unique ideas that'll transform this quaint house into your sanctuary. Located near main roads, local eateries, schools and stores, also, not too far from College Station & Waco. This home is a

Key facts

• Generous lot
• 5,750 sq ft lot
• Built 1998

Tags

• FULLY REFRESHED INTERIOR
• RECENTLY UPDATED FLOORING
• DECORATIVE CEILING FANS
• ROOF ONLY 4 TO 5 YEARS OLD
• GENEROUS LOT
• HIGH POTENTIAL RENTAL

Property features AI

Finance

• Other: Staging items and seller's personal belongings excluded from sale
• Financial info: Accepts cash and FHA-203K financing; Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Driveway parking
• Security: No specific security features provided
• Utilities: City sewer; City water; Not in a municipal utility district
• Home design: Single family residence; One story; Built in 1998; Not attached to another property
• Construction: Composition roof; Pillar/post/pier foundation
• Exterior features: Interior lot; Utilities easement

Interior

• Kitchen: Gas range
• Bedrooms: 4 bedrooms (primary bedroom on level 1)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Cable TV available; Decorative lighting; Window coverings
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.1% vs local median 5.1% in Hearne — 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 66/100 on livability (#611 in TX) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment F, health & safety F.
• Hearne ISD (town): math 10% / reading 18% proficiency, ranked #816 of 826 in TX (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hearne El (math 12% / reading 20%, grade F, #3,974 of 4,322 statewide, top 92%, 408 students, 94% FRL, charter).
• Market conditions: 92 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 23 units permitted in Robertson County in 2023 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($415 loan paydown + $6k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, 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 56 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.50% ✓
• Cap rate: 21.07%
• Cash-on-cash: 52.78%
• DSCR: 3.35
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $131,250
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 N San Marcos St	0.31mi	3/1.0 (-1)	1,016 (-3%)	5mo	$120,000	$118	71
906 W 3rd St	0.16mi	3/1.0 (-1)	999 (-5%)	11mo	$125,000	$125	70
407 W Davis St	0.37mi	3/2.0 (-1)	1,200 (+14%)	5mo	$85,000	$71	46
1002 W 9th St	0.52mi	3/2.0 (-1)	976 (-7%)	12mo	$99,000	$101	44
1301 Crennan St	0.42mi	3/2.0 (-1)	1,203 (+15%)	14mo	$210,000	$175	36
608 N Houston St	0.65mi	3/2.0 (-1)	1,200 (+14%)	24mo	$192,000	$160	17
607 Milam St	0.70mi	3/2.0 (-1)	1,203 (+15%)	23mo	$189,000	$157	15

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: 66.0%
• Equity multiple: 5.75×
• Total profit: $79,782
• Equity at exit: $54,053

10-year hold

• IRR: 59.6%
• Equity multiple: 12.79×
• Total profit: $198,019
• Equity at exit: $116,567

Cash invested: $16,800 (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 77859

• Home prices YoY: 11.2%
• Active inventory: 92
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$106 /mo · $1,277/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $739

Break-even live

Break-even rent $565

Max offer price $60,000

Occupancy floor 46%

Sensitivity live

Price	-10% $773	-5% $756	+0% $739	+5% $722	+10% $705
Rent	-10% $620	-5% $680	+0% $739	+5% $798	+10% $857
Rate	-1.0pp $769	-0.5pp $754	base $739	+0.5pp $723	+1.0pp $708

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 E 3rd St Hearne, TX	4.0	3.0	1338	$1,500	$1.12	22d	1	0.85mi

Listing history 4 events

1. 2026-06-18
   days on market $60,000 Active 56 DOM
2. 2026-06-17
   days on market $60,000 Active 55 DOM
3. 2026-06-16
   remarks 689-char remark
4. 2026-06-16
   listed $60,000 Active 54 DOM

ⓘ 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: $1,277 · $106/mo
• Projected year-2 tax: $1,277 · $106/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $18,000
• − Mortgage interest: −$3,361
• − Property taxes: −$1,277
• − Insurance: −$300
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$1,745
• Taxable income: $8,437
• Est. tax owed @ 24.0%: −$2,025
• After-tax cash flow: $6,842/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: Hearne ISD
• NCES district ID: 4822830
• Math proficiency: 10% ▼ -16.00%
• Reading proficiency: 18% ▼ -4.00%
• Median HH income: $41,858
• Composite: 12.13/100
• National rank: #9655
• State rank: #816 of 826 in TX

Livability — Hearne

• Score: 66/100
• State rank: #611
• US rank: #11586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hearne, TX
• Population (ZIP): 7,516

Population outlook (Robertson County) Hauer SSP2

• Today (2025): 16,926 people
• By 2030: 17,039 · +0.7%
• By 2040: 17,217 · +1.7%
• By 2050: 17,301 · +2.2%
• By 2075: 17,849 · +5.5%
• By 2100: 17,642 · +4.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 40% Hispanic / Latino 30% Black 29% Two or more races 15%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Romanian 3% Serbian 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 78% English-only · Spanish 18% Arabic 3%

Political lean MEDSL · Robertson

• 2024 margin: Solid R (+52.1) · D 23.6% · R 75.8%
• 2008→2024 swing: -32.7pp toward R · 2008: -19.4pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+40.4 2016: R+35.1 2012: R+22.3 2008: R+19.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.97%
• Current HPI: 177.7117
• 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

-33.3% since first listed

6 events — show timeline

• 2026-06-16 Relisted — NTREIS
• 2026-06-09 Price Changed $60,000 NTREIS
• 2026-06-09 Relisted — NTREIS
• 2026-04-01 Price Changed $45,000 NTREIS
• 2026-03-21 Price Changed $70,000 NTREIS
• 2026-02-12 Listed $90,000 NTREIS

Property tax history

+5.5%/yr

Latest (2025): $1,277 · +4.5% YoY. Source: county tax records.