8 Meade Pl · Hooks, TX 75561

$60,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 311 Days on market

7,405 sqft lot $89/sqft · 5% below area Est $63k · 5% under

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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 +29.7/30.0
• DSCR +10.0/10.0
• ARV discount +9.8/15.0
• 1% rule +8.7/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property may be purchased in a package deal with 9 other parcels all located in close proximity in Hooks. Call realtor for additional information.

Key facts

• 7,405 sq ft lot
• Listed 310 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($821 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#819 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: schools C-, amenities F, commute F.
• Hooks ISD (town): math 46% / reading 50% proficiency, ranked #226 of 826 in TX (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 311 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 311 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.37% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.58%
• DSCR: 1.69
• GRM: 6.1

CMA / ARV

• ARV (median comp): $63,194
• List price: $60,000
• Delta: -5.05%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.4%
• Equity multiple: 1.25×
• Total profit: $4,188
• Equity at exit: $8,946

10-year hold

• IRR: 15.8%
• Equity multiple: 2.29×
• Total profit: $21,620
• Equity at exit: $5,188

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 75561

• Home prices YoY: -8.4%
• Active inventory: 65
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $821 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$91 /mo · $1,087/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $218

Break-even live

Break-even rent $545

Max offer price $60,000

Occupancy floor 68%

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: —

Listing history 20 events

1. 2026-06-19
   days on market $60,000 Active 311 DOM
2. 2026-06-18
   days on market $60,000 Active 310 DOM
3. 2026-06-17
   days on market $60,000 Active 309 DOM
4. 2026-06-16
   days on market $60,000 Active 308 DOM
5. 2026-06-15
   days on market $60,000 Active 307 DOM
6. 2026-06-14
   days on market $60,000 Active 305 DOM
7. 2026-06-13
   days on market $60,000 Active 304 DOM
8. 2026-06-10
   days on market $60,000 Active 302 DOM
9. 2026-06-09
   days on market $60,000 Active 301 DOM
10. 2026-06-08
    days on market $60,000 Active 300 DOM
11. 2026-06-07
    days on market $60,000 Active 299 DOM
12. 2026-06-05
    days on market $60,000 Active 296 DOM
13. 2026-06-03
    days on market $60,000 Active 295 DOM
14. 2026-06-02
    days on market $60,000 Active 294 DOM
15. 2026-06-01
    days on market $60,000 Active 293 DOM
16. 2026-05-31
    days on market $60,000 Active 292 DOM
17. 2026-05-30
    days on market $60,000 Active 291 DOM
18. 2025-08-01
    listed $60,000 Active 146-char remark

    Show marketing remark (146 chars)

    Property may be purchased in a package deal with 9 other parcels all located in close proximity in Hooks. Call realtor for additional information.

19. 2024-12-09
    soldstatus
20. 2017-07-27
    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: $1,087 · $91/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$11/yr (+$1/mo · 1.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,848
• − Mortgage interest: −$3,361
• − Property taxes: −$1,087
• − Insurance: −$300
• − Repairs & maintenance: −$788
• − Management: −$788
• − Depreciation: −$1,745
• Taxable income: $1,778
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $2,190/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: Hooks ISD
• NCES district ID: 4823490
• Math proficiency: 46% ▼ -9.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $42,354
• Composite: 40.38/100
• National rank: #3734
• State rank: #226 of 826 in TX

Livability — Hooks

• Score: 64/100
• State rank: #819
• US rank: #14861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hooks, TX
• Population (ZIP): 4,954

Population outlook (Bowie County) Hauer SSP2

• Today (2025): 94,699 people
• By 2030: 94,824 · +0.1%
• By 2040: 94,870 · +0.2%
• By 2050: 93,686 · -1.1%
• By 2075: 90,082 · -4.9%
• By 2100: 76,579 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 16% Hispanic / Latino 8% Two or more races 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% European 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Bowie

• 2024 margin: Solid R (+48.7) · D 25.3% · R 74.0%
• 2008→2024 swing: -10.8pp toward R · 2008: -37.9pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+42.8 2016: R+46.6 2012: R+41.5 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.29%
• Current HPI: 154.9243
• 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

3 events — show timeline

• 2025-08-01 Listed $60,000 TBOR
• 2024-12-09 Sold (Public Records) — Public Records
• 2017-07-27 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,087 · +0.6% YoY. Source: county tax records.