194 N Green St · Hawkins, TX 75765

$84,900

2 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 135 Days on market

Built 1986 Fair condition 9,583 sqft lot $66/sqft · 46% below area Est $158k · 46% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.5/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

2 Bedrooms | 1.5 Bathrooms | Great Investment Opportunity Bring your vision to this 2-bedroom, 1.5-bath plus bonus room home in the heart of Hawkins! Full of potential, this property is ready for someone to restore it to its full charm. Whether you’re a first-time homebuyer looking to build equity, an investor searching for your next project, or someone who enjoys remodeling, this home offers a fantastic opportunity. Features include a welcoming covered front porch, a functional floor plan, and a detached storage shed that provides additional space for tools, lawn equipment, or hobbies. The spacious yard offers room for gardening, pets, or outdoor entertaining.

Key facts

• 9,583 sq ft lot
• 2 parking spots
• Built 1986

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 4.1% in Hawkins — 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 (#196 in TX, #4,982 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F, employment D-.
• Hawkins ISD (rural): math 42% / reading 43% proficiency, ranked #339 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hawkins El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 383 students, 64% FRL); Hawkins H S / Middle (math 39% / reading 42%, grade F, #798 of 1,632 statewide, top 49%, 386 students, 59% FRL).
• Market conditions: 352 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).
• This rent runs 30% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($587 loan paydown + $3k appreciation (3.1% local appreciation)).
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.75% ✓
• Cap rate: 13.33%
• Cash-on-cash: 25.14%
• DSCR: 2.12
• GRM: 4.8

CMA / ARV

• ARV (median comp): $158,338
• List price: $84,900
• Delta: -46.38%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 W Blackbourn St	0.39mi	2/1.0	1,105 (-15%)	6mo	$85,000	$77	48
225 Blackbourn St	0.23mi	3/2.0 (+1)	1,064 (-18%)	23mo	$169,000	$159	41
299 Francis St	0.40mi	2/1.0	1,120 (-14%)	19mo	$110,000	$98	39
290 Dickard St	0.76mi	3/2.0 (+1)	1,387 (+7%)	12mo	$171,000	$123	38
1240 N Beaulah St	1.01mi	3/1.0 (+1)	1,272 (-2%)	18mo	$85,000	$67	38
675 N Beaulah St	0.49mi	3/2.0 (+1)	1,499 (+16%)	22mo	$170,000	$113	29
172 Gaskins St	1.07mi	3/2.0 (+1)	1,152 (-11%)	19mo	$140,000	$122	26
199 Holmes St	1.07mi	3/2.0 (+1)	1,120 (-14%)	19mo	$120,000	$107	22

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

Projected returns pro-forma

3.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 2.79×
• Total profit: $42,454
• Equity at exit: $38,637

10-year hold

• IRR: 31.7%
• Equity multiple: 5.47×
• Total profit: $106,267
• Equity at exit: $59,905

Cash invested: $23,772 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 1 under contract
• Months of supply: 42.0 mo (2%/mo absorbed)
• Median asking: $124,900 ($114/sqft)
• Median days on market: 96 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +7.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75765

• Home prices YoY: 1.3%
• Active inventory: 352
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,485 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$195 /mo · $2,334/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $498

Break-even live

Break-even rent $855

Max offer price $84,900

Occupancy floor 61%

Sensitivity live

Price	-10% $546	-5% $522	+0% $498	+5% $474	+10% $450
Rent	-10% $381	-5% $439	+0% $498	+5% $557	+10% $615
Rate	-1.0pp $541	-0.5pp $520	base $498	+0.5pp $476	+1.0pp $454

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: $21,225
• Closing costs: $2,547
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Francis St Hawkins, TX	2.0	1.0	900	$1,200	$1.33	35d	1	0.24mi
410 W Front St Unit 426 Hawkins, TX	2.0	1.0	900	$1,250	$1.39	0d	1	0.37mi
410 W Front St Hawkins, TX	3.0	2.0	1500	$1,795	$1.20	0d	1	0.37mi
410 W Front St Hawkins, TX	3.0	2.0	1200	$1,695	$1.41	26d	1	0.37mi

Property features AI

Exterior

• Parking: Attached carport with 2 spaces
• Utilities: Standard water and sewer (details not provided)Natural gas available
• Home design: Single-family residenceOne story
• Construction: Stone and shingle siding exteriorPillar/post/pier foundationComposition roofBuilt as residential single-family
• Exterior features: Covered porchChain link fencingOn-site storage structure

Interior

• Kitchen: Gas rangeDisposalMicrowave
• Bedrooms: Primary bedroom on main level
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heating (natural gas)Central air conditioning
• Interior features: Primary bedroom located on the lower levelFireplace

Listing history 50 events

1. 2026-11-08
   days on market $84,900 Active 135 DOM
2. 2026-11-07
   days on market $84,900 Active 134 DOM
3. 2026-11-06
   days on market $84,900 Active 133 DOM
4. 2026-11-05
   days on market $84,900 Active 132 DOM
5. 2026-11-04
   days on market $84,900 Active 131 DOM
6. 2026-11-02
   days on market $84,900 Active 129 DOM
7. 2026-11-01
   days on market $84,900 Active 128 DOM
8. 2026-10-31
   days on market $84,900 Active 127 DOM
9. 2026-10-30
   days on market $84,900 Active 126 DOM
10. 2026-10-29
    days on market $84,900 Active 125 DOM
11. 2026-10-28
    days on market $84,900 Active 124 DOM
12. 2026-10-27
    days on market $84,900 Active 123 DOM
13. 2026-10-26
    days on market $84,900 Active 122 DOM
14. 2026-10-25
    days on market $84,900 Active 121 DOM
15. 2026-10-24
    days on market $84,900 Active 120 DOM
16. 2026-10-23
    days on market $84,900 Active 119 DOM
17. 2026-10-22
    days on market $84,900 Active 118 DOM
18. 2026-10-21
    days on market $84,900 Active 117 DOM
19. 2026-10-20
    days on market $84,900 Active 116 DOM
20. 2026-10-19
    days on market $84,900 Active 115 DOM
21. 2026-10-18
    days on market $84,900 Active 114 DOM
22. 2026-10-17
    days on market $84,900 Active 113 DOM
23. 2026-10-16
    days on market $84,900 Active 112 DOM
24. 2026-10-15
    days on market $84,900 Active 111 DOM
25. 2026-10-14
    days on market $84,900 Active 110 DOM
26. 2026-10-13
    days on market $84,900 Active 109 DOM
27. 2026-10-12
    days on market $84,900 Active 108 DOM
28. 2026-10-11
    days on market $84,900 Active 107 DOM
29. 2026-10-10
    days on market $84,900 Active 106 DOM
30. 2026-10-09
    days on market $84,900 Active 105 DOM
31. 2026-10-08
    days on market $84,900 Active 104 DOM
32. 2026-10-07
    days on market $84,900 Active 103 DOM
33. 2026-10-06
    days on market $84,900 Active 102 DOM
34. 2026-10-05
    days on market $84,900 Active 101 DOM
35. 2026-10-04
    days on market $84,900 Active 100 DOM
36. 2026-10-04
    days on market $84,900 Active 99 DOM
37. 2026-10-02
    days on market $84,900 Active 98 DOM
38. 2026-10-01
    days on market $84,900 Active 97 DOM
39. 2026-09-30
    days on market $84,900 Active 96 DOM
40. 2026-09-29
    days on market $84,900 Active 95 DOM
41. 2026-09-28
    days on market $84,900 Active 94 DOM
42. 2026-09-27
    days on market $84,900 Active 93 DOM
43. 2026-09-26
    days on market $84,900 Active 92 DOM
44. 2026-09-25
    days on market $84,900 Active 91 DOM
45. 2026-09-24
    days on market $84,900 Active 90 DOM
46. 2026-09-24
    days on market $84,900 Active 89 DOM
47. 2026-09-22
    days on market $84,900 Active 88 DOM
48. 2026-09-21
    days on market $84,900 Active 87 DOM
49. 2026-09-20
    days on market $84,900 Active 86 DOM
50. 2026-09-18
    days on market $84,900 Active 84 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: $2,334 · $195/mo
• Projected year-2 tax: $2,334 · $195/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 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 · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $17,819
• − Mortgage interest: −$4,756
• − Property taxes: −$2,334
• − Insurance: −$424
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$2,470
• Taxable income: $4,984
• Est. tax owed @ 24.0%: −$1,196
• After-tax cash flow: $4,780/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $32,400–$58,320 screening

This home presents a moderate renovation opportunity with average condition. It needs some interior updates and landscaping to improve its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring wood

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.
• Minor Other — No visible signs of damage or wear on other components.

Repairs flagged

• Minor Paint — Some wear and tear on the interior walls.
• Minor Landscaping — The yard could benefit from some landscaping improvements.

Value-add opportunities

• Resale Painting and updating the interior walls — Fresh paint can make a significant difference in the home's appeal. ↑
• Both Landscaping improvements — A well-maintained yard can enhance both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Hawkins El D- TX #1,006/4,322 Nat'l #14,504/41,679 High Hawkins H S / Middle F TX #798/1,632 Nat'l #8,052/17,239

Schools (NCES district)

• District: Hawkins ISD
• NCES district ID: 4822770
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $43,119
• Composite: 35.91/100
• National rank: #4809
• State rank: #339 of 826 in TX

B Composite livability gradescore 73/100

Livability — Hawkins

• Score: 73/100
• State rank: #196
• US rank: #4982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawkins, TX
• County: Wood · 46,480 people
• Population (ZIP): 8,195
• Household income: $58,438
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 5% of renters

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Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Languages at home: 95% English-only · Spanish 4%

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Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.10%
• Current HPI: 236.7688
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Exterior

• Parking: Attached carport with 2 spaces
• Utilities: Standard water and sewer (details not provided)Natural gas available
• Home design: Single-family residenceOne story
• Construction: Stone and shingle siding exteriorPillar/post/pier foundationComposition roofBuilt as residential single-family
• Exterior features: Covered porchChain link fencingOn-site storage structure

Interior

• Kitchen: Gas rangeDisposalMicrowave
• Bedrooms: Primary bedroom on main level
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central heating (natural gas)Central air conditioning
• Interior features: Primary bedroom located on the lower levelFireplace

Price history

3 events — show timeline

• 2026-07-09 Sold (Public Records) — Public Records
• 2026-06-26 Listed $89,900 GTAR
• 2024-12-06 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $2,334 · +17.3% YoY. Source: county tax records.