1344 County Road 2746 · Hughes Springs, TX 75656

$125,000

3 bd · 2.0 ba · 1,436 sqft · SingleFamily public records · 373 Days on market

Built 1975 Fair condition 0.78 ac lot

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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 +19.1/30.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.7/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Find your dream home in HSISD - this 1,436 square foot 3 bedroom, 2 bathroom home with a family friendly floor plan, detached metal carport, and welcoming front porch. Conveniently located outside the city limits but not too far from town, this fantastic home offers a serene atmosphere and convenient proximity to town. Call to set up your own private tour of this one today!

Key facts

• 0.78 acre lot
• Garage
• Built 1975

Tags

• DETACHED METAL CARPORT
• WELCOMING FRONT PORCH
• CONVENIENT PROXIMITY TO TOWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (2.5% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#257 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment D+, amenities F.
• Hughes Springs ISD (town): math 43% / reading 46% proficiency, ranked #296 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 12 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($864 loan paydown + $7k appreciation (5.7% local appreciation)).
• Cass County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 373 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 373 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.58%
• DSCR: 1.20
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.20×
• Total profit: $42,076
• Equity at exit: $75,899

10-year hold

• IRR: 18.0%
• Equity multiple: 4.37×
• Total profit: $117,813
• Equity at exit: $135,384

Cash invested: $35,000 (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 75656

• Home prices YoY: 3.7%
• Active inventory: 58
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$121 /mo · $1,457/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $134

Break-even live

Break-even rent $1,049

Max offer price $125,000

Occupancy floor 84%

Sensitivity live

Price	-10% $204	-5% $169	+0% $134	+5% $98	+10% $63
Rent	-10% $37	-5% $85	+0% $134	+5% $182	+10% $230
Rate	-1.0pp $197	-0.5pp $165	base $134	+0.5pp $101	+1.0pp $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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $125,000 Active 373 DOM
2. 2026-06-18
   days on market $125,000 Active 371 DOM
3. 2026-06-17
   days on market $125,000 Active 370 DOM
4. 2026-06-16
   days on market $125,000 Active 369 DOM
5. 2026-06-15
   days on market $125,000 Active 368 DOM
6. 2026-06-13
   days on market $125,000 Active 366 DOM
7. 2026-06-12
   days on market $125,000 Active 365 DOM
8. 2026-06-10
   days on market $125,000 Active 362 DOM
9. 2026-06-08
   days on market $125,000 Active 361 DOM
10. 2026-06-08
    days on market $125,000 Active 360 DOM
11. 2026-06-05
    days on market $125,000 Active 358 DOM
12. 2026-06-03
    days on market $125,000 Active 356 DOM
13. 2026-06-02
    days on market $125,000 Active 355 DOM
14. 2026-06-01
    days on market $125,000 Active 354 DOM
15. 2026-05-31
    days on market $125,000 Active 353 DOM
16. 2026-04-23
    price $125,000 377-char remark

    Show marketing remark (377 chars)

    Find your dream home in HSISD - this 1,436 square foot 3 bedroom, 2 bathroom home with a family friendly floor plan, detached metal carport, and welcoming front porch. Conveniently located outside the city limits but not too far from town, this fantastic home offers a serene atmosphere and convenient proximity to town. Call to set up your own private tour of this one today!

17. 2025-12-03
    status Active 377-char remark

    Show marketing remark (377 chars)

    Find your dream home in HSISD - this 1,436 square foot 3 bedroom, 2 bathroom home with a family friendly floor plan, detached metal carport, and welcoming front porch. Conveniently located outside the city limits but not too far from town, this fantastic home offers a serene atmosphere and convenient proximity to town. Call to set up your own private tour of this one today!

18. 2025-10-10
    price $130,000 377-char remark

    Show marketing remark (377 chars)

    Find your dream home in HSISD - this 1,436 square foot 3 bedroom, 2 bathroom home with a family friendly floor plan, detached metal carport, and welcoming front porch. Conveniently located outside the city limits but not too far from town, this fantastic home offers a serene atmosphere and convenient proximity to town. Call to set up your own private tour of this one today!

19. 2025-08-26
    price $135,000 377-char remark

    Show marketing remark (377 chars)

    Find your dream home in HSISD - this 1,436 square foot 3 bedroom, 2 bathroom home with a family friendly floor plan, detached metal carport, and welcoming front porch. Conveniently located outside the city limits but not too far from town, this fantastic home offers a serene atmosphere and convenient proximity to town. Call to set up your own private tour of this one today!

20. 2025-06-08
    listed $140,000 Active 377-char remark

    Show marketing remark (377 chars)

    Find your dream home in HSISD - this 1,436 square foot 3 bedroom, 2 bathroom home with a family friendly floor plan, detached metal carport, and welcoming front porch. Conveniently located outside the city limits but not too far from town, this fantastic home offers a serene atmosphere and convenient proximity to town. Call to set up your own private tour of this one today!

21. 2023-06-09
    soldstatus Closed 554-char remark

    Show marketing remark (554 chars)

    Try Country living in this cute 3 bedroom, 2 bath frame home located in HSISD! Home has a lot of great features including an updated kitchen, a great family friendly split floor plan with a huge bonus room, utility room, master bedroom split with walk in closet, and so more. Property does have a metal covered carport, front porch, and back porch that needs some TLC. Enjoy this country home that is located not far from town, priced to sell, and has a great vibe. Call today for your private showing this adorable place to call home before it's gone!!

22. 2023-05-13
    status Pending 554-char remark

    Show marketing remark (554 chars)

    Try Country living in this cute 3 bedroom, 2 bath frame home located in HSISD! Home has a lot of great features including an updated kitchen, a great family friendly split floor plan with a huge bonus room, utility room, master bedroom split with walk in closet, and so more. Property does have a metal covered carport, front porch, and back porch that needs some TLC. Enjoy this country home that is located not far from town, priced to sell, and has a great vibe. Call today for your private showing this adorable place to call home before it's gone!!

23. 2023-05-02
    listed $109,900 Active 554-char remark

    Show marketing remark (554 chars)

    Try Country living in this cute 3 bedroom, 2 bath frame home located in HSISD! Home has a lot of great features including an updated kitchen, a great family friendly split floor plan with a huge bonus room, utility room, master bedroom split with walk in closet, and so more. Property does have a metal covered carport, front porch, and back porch that needs some TLC. Enjoy this country home that is located not far from town, priced to sell, and has a great vibe. Call today for your private showing this adorable place to call home before it's gone!!

24. 2022-07-18
    listed $110,000 Active

ⓘ 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: $1,457 · $121/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$831/yr (+$69/mo · 57.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,621
• − Mortgage interest: −$7,002
• − Property taxes: −$1,457
• − Insurance: −$625
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$3,636
• Taxable loss: −$438
• Est. tax savings @ 24.0%: +$105
• After-tax cash flow: $1,708/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 · 12 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bathroom home requires moderate updates to kitchen and bathrooms, along with landscaping improvements. The property has a good foundation and roof, but interior walls and paint need attention. A fresh paint job and updated fixtures would significantly enhance its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — standard and outdated
• Minor landscaping — overgrown lawn needs trimming

Value-add opportunities

• Resale update kitchen appliances — modern appliances enhance appeal
• Resale update bathroom fixtures — updated fixtures improve aesthetics
• Both landscaping — trimmed landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · standard and outdated	Moderate	$3,000–15,000
landscaping · overgrown lawn needs trimming	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale update kitchen appliances — modern appliances enhance appeal ↑
• Resale update bathroom fixtures — updated fixtures improve aesthetics ↑
• Both landscaping — trimmed landscaping enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hughes Springs ISD
• NCES district ID: 4823850
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $39,202
• Composite: 37.19/100
• National rank: #4474
• State rank: #296 of 826 in TX

Livability — Hughes Springs

• Score: 72/100
• State rank: #257
• US rank: #5944

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,657

Population outlook (Cass County) Hauer SSP2

• Today (2025): 29,998 people
• By 2030: 29,583 · -1.4%
• By 2040: 28,512 · -5.0%
• By 2050: 27,230 · -9.2%
• By 2075: 24,917 · -16.9%
• By 2100: 21,582 · -28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 18% Two or more races 7% Hispanic / Latino 6% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+65.7) · D 17.0% · R 82.7%
• 2008→2024 swing: -25.2pp toward R · 2008: -40.4pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+59.1 2016: R+59.7 2012: R+49.5 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.66%
• Current HPI: 158.9983
• 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

+13.6% since first listed

9 events — show timeline

• 2026-04-23 Price Changed $125,000 LAAR
• 2025-12-03 Relisted — LAAR
• 2025-10-10 Price Changed $130,000 LAAR
• 2025-08-26 Price Changed $135,000 LAAR
• 2025-06-08 Listed $140,000 LAAR
• 2023-06-09 Sold (MLS) — LAAR
• 2023-05-13 Pending — LAAR
• 2023-05-02 Listed $109,900 LAAR
• 2022-07-18 Listed $110,000 LAAR

Property tax history

+3.5%/yr

Latest (2025): $1,457 · +3.5% YoY. Source: county tax records.