204 E 9th · Hooks, TX 75561

$55,000

4 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 125 Days on market

Manufactured home Built 1992 0.51 ac lot

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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
• ARV discount +7.5/15.0
• 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

Investor Special with Space & Potential! This 2,128 sq ft home offers a fantastic opportunity for investors or buyers ready to add their personal touch. Featuring 4 bedrooms and 2 bathrooms, the spacious layout provides plenty of room to reimagine and maximize value. The cozy wood-burning fireplace with built-ins add character and charm to the heart of the home. With solid square footage and a functional floor plan, this property has great bones and endless possibilities. Situated on a large half acre lot, you’ll also find additional storage buildings, offering extra space for tools, equipment, or workshop potential. Conveniently located close to Hooks High School, this property offers both space and accessibility. Call to schedule a showing today!

Key facts

• Large half acre lot
• Spacious layout
• 0.51 acre lot

Tags

• WOOD-BURNING FIREPLACE
• ADDITIONAL STORAGE BUILDINGS
• LARGE HALF ACRE LOT
• FUNCTIONAL FLOOR PLAN
• SPACIOUS LAYOUT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Hooks El (math 47% / reading 57%, grade C-, #742 of 4,322 statewide, top 19%, 317 students, 65% FRL); Hooks J H (math 37% / reading 45%, grade F, #613 of 1,662 statewide, top 38%, 284 students, 59% FRL); Hooks H S (math 77% / reading 62%, grade B, #119 of 1,632 statewide, top 9%, 319 students, 47% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 66 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 $380 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.17% ✓
• Cap rate: 15.89%
• Cash-on-cash: 34.27%
• DSCR: 2.52
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 29.8%
• Equity multiple: 2.25×
• Total profit: $19,195
• Equity at exit: $8,201

10-year hold

• IRR: 37.1%
• Equity multiple: 4.45×
• Total profit: $53,170
• Equity at exit: $4,755

Cash invested: $15,400 (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: 66
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$193 /mo · $2,314/yr
• Insurance: −$23
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $440

Break-even live

Break-even rent $638

Max offer price $55,000

Occupancy floor 58%

Sensitivity live

Price	-10% $471	-5% $455	+0% $440	+5% $424	+10% $409
Rent	-10% $345	-5% $393	+0% $440	+5% $487	+10% $534
Rate	-1.0pp $468	-0.5pp $454	base $440	+0.5pp $426	+1.0pp $411

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $55,000 Active 125 DOM
2. 2026-06-19
   days on market $55,000 Active 123 DOM
3. 2026-06-18
   days on market $55,000 Active 122 DOM
4. 2026-06-17
   days on market $55,000 Active 121 DOM
5. 2026-06-16
   days on market $55,000 Active 120 DOM
6. 2026-06-15
   days on market $55,000 Active 119 DOM
7. 2026-06-14
   days on market $55,000 Active 117 DOM
8. 2026-06-13
   days on market $55,000 Active 116 DOM
9. 2026-06-10
   days on market $55,000 Active 114 DOM
10. 2026-06-09
    days on market $55,000 Active 113 DOM
11. 2026-06-08
    days on market $55,000 Active 112 DOM
12. 2026-06-07
    days on market $55,000 Active 111 DOM
13. 2026-06-05
    days on market $55,000 Active 108 DOM
14. 2026-06-03
    days on market $55,000 Active 107 DOM
15. 2026-06-02
    days on market $55,000 Active 106 DOM
16. 2026-06-01
    days on market $55,000 Active 105 DOM
17. 2026-05-31
    days on market $55,000 Active 104 DOM
18. 2026-05-30
    days on market $55,000 Active 103 DOM
19. 2026-02-16
    listed $55,000 Active 768-char remark

    Show marketing remark (768 chars)

    Investor Special with Space & Potential! This 2,128 sq ft home offers a fantastic opportunity for investors or buyers ready to add their personal touch. Featuring 4 bedrooms and 2 bathrooms, the spacious layout provides plenty of room to reimagine and maximize value. The cozy wood-burning fireplace with built-ins add character and charm to the heart of the home. With solid square footage and a functional floor plan, this property has great bones and endless possibilities. Situated on a large half acre lot, you’ll also find additional storage buildings, offering extra space for tools, equipment, or workshop potential. Conveniently located close to Hooks High School, this property offers both space and accessibility. Call to schedule a showing today!

20. 1994-11-01
    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: $2,314 · $193/mo
• Projected year-2 tax: $2,314 · $193/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $14,339
• − Mortgage interest: −$3,081
• − Property taxes: −$2,314
• − Insurance: −$275
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$1,600
• Taxable income: $4,775
• Est. tax owed @ 24.0%: −$1,146
• After-tax cash flow: $4,132/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

2 events — show timeline

• 2026-02-16 Listed $55,000 NTREIS
• 1994-11-01 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,314 · +1.6% YoY. Source: county tax records.