207 Marshall Ave · Hooks, TX 75561

$99,900

3 bd · 2.0 ba · 1,172 sqft · SingleFamily public records · 95 Days on market

Built 1960 0.75 ac lot $85/sqft · 58% above area

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

This charming cottage is situated on a 0.75-acre fenced corner lot. It has been thoughtfully remodeled, featuring updated bathrooms and fresh paint throughout. The home includes three bedrooms that are bathed in natural light, along with two bathrooms. Notable amenities comprise multiple ceiling fans, a storm door at the entrance, and a spacious utility room at the rear that provides access to a brick patio. The kitchen is well-appointed, offering ample cabinet space, a pantry, a designated microwave area, and a built-in desk. The expansive fenced backyard contains a workshop with a concrete floor, comparable in size to a double garage. Adjacent to the workshop is a dirt floor area, ideal for storing yard equipment. The front yard is adorned with mature crepe myrtle trees and features a circular driveway leading to the residence. Directly across the street, there is a small park, perfect for walking dogs, allowing children to play, or simply providing a space for leisurely strolls. Owner does not know age of home.

Key facts

• Brick patio
• Updated bathrooms
• Ample cabinet space

Tags

• FENCED CORNER LOT
• UPDATED BATHROOMS
• SPACIOUS UTILITY ROOM
• BRICK PATIO
• AMPLE CABINET SPACE
• DESIGNATED MICROWAVE AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($91k) 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 $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.20% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.05%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (median comp): $63,194
• List price: $99,900
• Delta: 58.09%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $228
• Equity at exit: $14,895

10-year hold

• IRR: 9.9%
• Equity multiple: 1.76×
• Total profit: $21,383
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$123 /mo · $1,471/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $257

Break-even live

Break-even rent $871

Max offer price $99,900

Occupancy floor 73%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $99,900 Active 95 DOM
2. 2026-06-18
   days on market $99,900 Active 94 DOM
3. 2026-06-17
   days on market $99,900 Active 93 DOM
4. 2026-06-16
   days on market $99,900 Active 92 DOM
5. 2026-06-15
   days on market $99,900 Active 91 DOM
6. 2026-06-14
   days on market $99,900 Active 89 DOM
7. 2026-06-13
   days on market $99,900 Active 88 DOM
8. 2026-06-10
   days on market $99,900 Active 86 DOM
9. 2026-06-09
   days on market $99,900 Active 85 DOM
10. 2026-06-08
    days on market $99,900 Active 84 DOM
11. 2026-06-07
    days on market $99,900 Active 83 DOM
12. 2026-06-05
    days on market $99,900 Active 80 DOM
13. 2026-06-03
    days on market $99,900 Active 79 DOM
14. 2026-06-02
    days on market $99,900 Active 78 DOM
15. 2026-06-01
    days on market $99,900 Active 77 DOM
16. 2026-05-31
    days on market $99,900 Active 76 DOM
17. 2026-05-30
    days on market $99,900 Active 75 DOM
18. 2026-03-17
    listed $99,900 Active 1029-char remark

    Show marketing remark (1029 chars)

    This charming cottage is situated on a 0.75-acre fenced corner lot. It has been thoughtfully remodeled, featuring updated bathrooms and fresh paint throughout. The home includes three bedrooms that are bathed in natural light, along with two bathrooms. Notable amenities comprise multiple ceiling fans, a storm door at the entrance, and a spacious utility room at the rear that provides access to a brick patio. The kitchen is well-appointed, offering ample cabinet space, a pantry, a designated microwave area, and a built-in desk. The expansive fenced backyard contains a workshop with a concrete floor, comparable in size to a double garage. Adjacent to the workshop is a dirt floor area, ideal for storing yard equipment. The front yard is adorned with mature crepe myrtle trees and features a circular driveway leading to the residence. Directly across the street, there is a small park, perfect for walking dogs, allowing children to play, or simply providing a space for leisurely strolls. Owner does not know age of home.

19. 2015-03-20
    soldstatus
20. 1993-09-24
    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: $1,471 · $123/mo
• Projected year-2 tax: $1,828 · $152/mo
• Expected delta: +$357/yr (+$30/mo · 24.2%)

ⓘ 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 24% 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: $14,364
• − Mortgage interest: −$5,596
• − Property taxes: −$1,471
• − Insurance: −$500
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$2,906
• Taxable income: $1,592
• Est. tax owed @ 24.0%: −$382
• After-tax cash flow: $2,708/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.

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

• 2026-03-17 Listed $99,900 TBOR
• 2015-03-20 Sold (Public Records) — Public Records
• 1993-09-24 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,471 · +17.1% YoY. Source: county tax records.