1102 Post Oak St · Hearne, TX 77859

$87,900

2 bd · 1.0 ba · 1,220 sqft · SingleFamily public records · 17 Days on market

Built 1955 5,749 sqft 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 +25.3/30.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Welcome to 1102 Post Oak St in Hearne, TX! This charming 2-bedroom, 1-bathroom single-family home offers 1,220 sq ft of comfortable living space on a spacious corner lot. Move-in ready, this home features a garage, washer and dryer connections, and gas utilities. Enjoy the beautifully kept yard—perfect for relaxing or entertaining. Located on a quiet, pleasant street with convenient access to Hwy 6, this property combines small-town charm with great accessibility. Don’t miss out on this great opportunity!

Key facts

• Quiet street
• Corner lot
• 5,749 sq ft lot

Tags

• CORNER LOT
• BEAUTIFULLY KEPT YARD
• QUIET STREET
• CONVENIENT ACCESS TO HWY 6

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1955; Slab foundation; Composition roof
• Construction: Construction materials: Unknown
• Exterior features: Fenced backyard; Cleared lot

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: Primary bedroom on the fourth level; Bedroom on the third level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fan(s); Gas fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $87k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.9% in Hearne — 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 66/100 on livability (#611 in TX) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, amenities F, employment F.
• Hearne ISD (town): math 10% / reading 18% proficiency, ranked #816 of 826 in TX (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 92 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 23 units permitted in Robertson County in 2023 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($608 loan paydown + $9k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,581 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.75%
• DSCR: 1.43
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $193,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 W Davis St	0.32mi	3/2.0 (+1)	1,200 (-2%)	5mo	$85,000	$71	69
8 Patinka Dr	0.35mi	3/2.0 (+1)	1,224 (+0%)	9mo	$165,000	$135	67
705 Cedar St	0.26mi	3/1.0 (+1)	1,236 (+1%)	23mo	$135,000	$109	61
409 W Davis St	0.32mi	3/2.0 (+1)	1,326 (+9%)	2mo	$150,000	$113	60
6 Patinka Dr	0.35mi	3/2.0 (+1)	1,236 (+1%)	14mo	$189,500	$153	60
9 Lenora Dr	0.42mi	3/2.0 (+1)	1,236 (+1%)	14mo	$197,000	$159	58
601 Pine St	0.38mi	3/2.0 (+1)	1,287 (+6%)	16mo	$140,000	$109	50
807 E Brown St	0.70mi	3/2.0 (+1)	1,311 (+8%)	0mo	$215,000	$164	46
1611 Hackberry St	0.47mi	3/2.0 (+1)	1,338 (+10%)	18mo	$235,000	$176	38
802 Sunshine St	0.75mi	3/2.0 (+1)	1,289 (+6%)	13mo	$220,000	$171	36
1607 Hackberry	0.45mi	3/2.0 (+1)	1,340 (+10%)	22mo	$238,000	$178	35
4 Brady Dr	0.45mi	3/2.0 (+1)	1,381 (+13%)	17mo	$249,900	$181	34

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 3.46×
• Total profit: $60,658
• Equity at exit: $79,187

10-year hold

• IRR: 27.2%
• Equity multiple: 7.86×
• Total profit: $168,724
• Equity at exit: $170,770

Cash invested: $24,612 (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 77859

• Home prices YoY: 11.2%
• Active inventory: 92
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$172 /mo · $2,058/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $200

Break-even live

Break-even rent $847

Max offer price $87,900

Occupancy floor 77%

Sensitivity live

Price	-10% $250	-5% $225	+0% $200	+5% $175	+10% $150
Rent	-10% $113	-5% $156	+0% $200	+5% $243	+10% $287
Rate	-1.0pp $244	-0.5pp $222	base $200	+0.5pp $177	+1.0pp $154

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 New St Hearne, TX	2.0	1.0	816	$1,100	$1.35	14d	1	0.95mi

Listing history 14 events

1. 2026-06-18
   days on market $87,900 Active 17 DOM
2. 2026-06-17
   days on market $87,900 Active 16 DOM
3. 2026-06-16
   days on market $87,900 Active 15 DOM
4. 2026-06-15
   price $87,900 Active 14 DOM
5. 2026-06-15
   days on market $90,000 Active 14 DOM
6. 2026-06-14
   days on market $90,000 Active 12 DOM
7. 2026-06-13
   days on market $90,000 Active 11 DOM
8. 2026-06-10
   days on market $90,000 Active 9 DOM
9. 2026-06-09
   days on market $90,000 Active 8 DOM
10. 2026-06-08
    days on market $90,000 Active 7 DOM
11. 2026-06-07
    days on market $90,000 Active 6 DOM
12. 2026-06-05
    days on market $90,000 Active 3 DOM
13. 2026-06-02
    remarks 510-char remark
14. 2026-06-02
    listed $90,000 Active 1 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: $2,058 · $172/mo
• Projected year-2 tax: $2,058 · $172/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,200
• − Mortgage interest: −$4,924
• − Property taxes: −$2,058
• − Insurance: −$440
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,557
• Taxable income: $1,109
• Est. tax owed @ 24.0%: −$266
• After-tax cash flow: $2,132/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: Hearne ISD
• NCES district ID: 4822830
• Math proficiency: 10% ▼ -16.00%
• Reading proficiency: 18% ▼ -4.00%
• Median HH income: $41,858
• Composite: 12.13/100
• National rank: #9655
• State rank: #816 of 826 in TX

Livability — Hearne

• Score: 66/100
• State rank: #611
• US rank: #11586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hearne, TX
• Population (ZIP): 7,516

Population outlook (Robertson County) Hauer SSP2

• Today (2025): 16,926 people
• By 2030: 17,039 · +0.7%
• By 2040: 17,217 · +1.7%
• By 2050: 17,301 · +2.2%
• By 2075: 17,849 · +5.5%
• By 2100: 17,642 · +4.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 40% Hispanic / Latino 30% Black 29% Two or more races 15%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Romanian 3% Serbian 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 78% English-only · Spanish 18% Arabic 3%

Political lean MEDSL · Robertson

• 2024 margin: Solid R (+52.1) · D 23.6% · R 75.8%
• 2008→2024 swing: -32.7pp toward R · 2008: -19.4pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+40.4 2016: R+35.1 2012: R+22.3 2008: R+19.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.97%
• Current HPI: 177.7117
• 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

+16.1% since first listed

11 events — show timeline

• 2026-06-01 Listed $90,000 HARMLS
• 2026-06-01 Listed $90,000 BCSRMLS
• 2025-09-11 Sold (Public Records) — Public Records
• 2025-09-11 Sold (MLS) — BCSRMLS
• 2025-08-30 Pending — BCSRMLS
• 2025-08-04 Price Changed $72,500 BCSRMLS
• 2025-07-19 Relisted — BCSRMLS
• 2025-07-11 Pending — BCSRMLS
• 2025-06-24 Price Changed $75,000 BCSRMLS
• 2025-05-29 Listed $77,500 BCSRMLS
• 2010-07-01 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,058 · +5.6% YoY. Source: county tax records.