310 Hughes St · Quanah, TX 79252

$95,000

2 bd · 2.0 ba · 1,172 sqft · SingleFamily public records · 47 Days on market

Built 1939 8,751 sqft lot Est $69k · 37% over

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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 +22.8/30.0
• DSCR +7.3/10.0
• 1% rule +5.5/10.0
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Move-in ready North Texas home offering 1,720 square feet. Features a good-size kitchen open to the living area, creating a comfortable main living space. Sliding door separates the living area from the library and second bedroom for added flexibility. Library includes a closet and can easily convert to a third bedroom, making this a 3-bedroom, 2-bath home. Recently painted complete basement with built-in cabinets and ample storage. Full basement allows easy access to all plumbing, gas and electricity lines in case of future repairs. Spacious foyer, large bathrooms, and overhead storage above adjoining bedroom doorways. Two-car garage with attached workshop with electricity. Plus, an additi

Key facts

• Good-size kitchen
• Built-in cabinets
• Full basement

Tags

• GOOD-SIZE KITCHEN
• COMFORTABLE MAIN LIVING SPACE
• LIBRARY INCLUDES A CLOSET
• BUILT-IN CABINETS
• AMPLE STORAGE
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($999 rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#116 in TX, #3,745 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Quanah ISD (rural): math 44% / reading 37% proficiency, ranked #432 of 826 in TX (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Reagan El (math 37% / reading 37%, grade F, #1,769 of 4,322 statewide, top 44%, 201 students, 74% FRL) — zoned schools average 74% FRL vs 59% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 26 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $3k appreciation (3.0% local appreciation)).
• Hardeman County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.05% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.44%
• DSCR: 1.33
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $69,148
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 Cain St	0.21mi	2/1.0	1,226 (+5%)	3mo	$90,000	$73	76
707 W 4th St	0.13mi	2/1.0	1,220 (+4%)	19mo	$40,000	$33	67
102 E 7th St	0.63mi	2/1.0	1,178 (+0%)	3mo	$70,000	$59	64

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: 14.5%
• Equity multiple: 1.82×
• Total profit: $21,945
• Equity at exit: $42,716

10-year hold

• IRR: 16.2%
• Equity multiple: 3.38×
• Total profit: $63,407
• Equity at exit: $65,831

Cash invested: $26,600 (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 79252

• Active inventory: 26
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $999 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$86 /mo · $1,037/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $165

Break-even live

Break-even rent $790

Max offer price $95,000

Occupancy floor 78%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-03-16
   status Pending
2. 2026-01-25
   listed $95,000 Active
3. 2019-11-15
   soldstatus
4. 2019-09-24
   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: $1,037 · $86/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$701/yr (+$58/mo · 67.6%)

ⓘ 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 6 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $11,987
• − Mortgage interest: −$5,321
• − Property taxes: −$1,037
• − Insurance: −$475
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$2,764
• Taxable income: $472
• Est. tax owed @ 24.0%: −$113
• After-tax cash flow: $1,866/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: Quanah ISD
• NCES district ID: 4836180
• Math proficiency: 44% ▲ 4.00%
• Reading proficiency: 37% ▼ -5.00%
• Median HH income: $36,117
• Composite: 33.62/100
• National rank: #5406
• State rank: #432 of 826 in TX

Livability — Quanah

• Score: 76/100
• State rank: #116
• US rank: #3745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quanah, TX
• Population (ZIP): 2,642

Population outlook (Hardeman County) Hauer SSP2

• Today (2025): 3,541 people
• By 2030: 3,375 · -4.7%
• By 2040: 3,066 · -13.4%
• By 2050: 2,784 · -21.4%
• By 2075: 2,057 · -41.9%
• By 2100: 1,406 · -60.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 28% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 21% Puerto Rican 2% Cuban 2%
• Common ancestry: American 1% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Hardeman

• 2024 margin: Solid R (+72.7) · D 13.4% · R 86.1%
• 2008→2024 swing: -21.0pp toward R · 2008: -51.8pp · 2024: -72.7pp
• All cycles: 2024: R+72.7 2020: R+68.9 2016: R+63.4 2012: R+58.5 2008: R+51.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

4 events — show timeline

• 2026-03-16 Pending — NTREIS
• 2026-01-25 Listed $95,000 NTREIS
• 2019-11-15 Sold (Public Records) — Public Records
• 2019-09-24 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,037 · +2.9% YoY. Source: county tax records.