299 Francis St · Hawkins, TX 75765

$160,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 65 Days on market

Built 1950 0.34 ac lot $143/sqft · 52% above area

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• 1% rule +6.2/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Freshly updated 3 bedroom, 1-bath home available in Hawkins, TX! This charming property offers a fenced backyard, perfect for pets, play, or outdoor entertaining, along with an attached carport that includes additional storage space. A storm shelter adds extra peace of mind, and the home is conveniently located in Hawkins ISD, combining updated features with practical living space and plenty of potential.

Key facts

• Attached carport
• Bonus room
• Storm shelter

Tags

• BONUS ROOM
• FENCED BACKYARD
• ATTACHED CARPORT
• STORM SHELTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#196 in TX, #4,982 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: schools D+, amenities F, commute F.
• Hawkins ISD (rural): math 42% / reading 43% proficiency, ranked #339 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 216 active listings in the ZIP; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.1% local appreciation)).
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
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: 1.12% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.52%
• DSCR: 1.42
• GRM: 7.4

CMA / ARV

• ARV (median comp): $105,186
• List price: $160,000
• Delta: 52.11%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 W Blackbourn St	0.67mi	2/1.0 (-1)	1,105 (-1%)	1mo	$85,000	$77	56
383 Glazner St	0.16mi	2/1.0 (-1)	1,008 (-10%)	15mo	$75,000	$74	54
199 Holmes St	0.74mi	3/2.0	1,120 (0%)	14mo	$120,000	$107	54
225 Blackbourn St	0.56mi	3/2.0	1,064 (-5%)	18mo	$169,000	$159	51
172 Gaskins St	0.74mi	3/2.0	1,152 (+3%)	14mo	$140,000	$122	49
1240 N Beaulah St	0.73mi	3/1.0	1,272 (+14%)	14mo	$85,000	$67	28
139 Gaskins St	0.71mi	2/1.0 (-1)	1,000 (-11%)	19mo	$150,000	$150	24

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

Projected returns pro-forma

3.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.95×
• Total profit: $42,721
• Equity at exit: $72,813

10-year hold

• IRR: 18.1%
• Equity multiple: 3.66×
• Total profit: $119,383
• Equity at exit: $112,896

Cash invested: $44,800 (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 75765

• Home prices YoY: 1.3%
• Active inventory: 216
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,794 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$156 /mo · $1,874/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $355

Break-even live

Break-even rent $1,344

Max offer price $160,000

Occupancy floor 75%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-19
   days on market $160,000 Active 65 DOM
2. 2026-06-18
   days on market $160,000 Active 64 DOM
3. 2026-06-17
   days on market $160,000 Active 63 DOM
4. 2026-06-16
   days on market $160,000 Active 62 DOM
5. 2026-06-15
   days on market $160,000 Active 61 DOM
6. 2026-06-14
   days on market $160,000 Active 59 DOM
7. 2026-06-13
   days on market $160,000 Active 58 DOM
8. 2026-06-10
   days on market $160,000 Active 56 DOM
9. 2026-06-09
   days on market $160,000 Active 55 DOM
10. 2026-06-08
    days on market $160,000 Active 54 DOM
11. 2026-06-07
    days on market $160,000 Active 53 DOM
12. 2026-06-05
    days on market $160,000 Active 50 DOM
13. 2026-06-03
    days on market $160,000 Active 49 DOM
14. 2026-06-02
    days on market $160,000 Active 48 DOM
15. 2026-06-01
    days on market $160,000 Active 47 DOM
16. 2026-05-31
    days on market $160,000 Active 46 DOM
17. 2026-05-30
    days on market $160,000 Active 45 DOM
18. 2026-04-15
    listed $160,000 Active 408-char remark

    Show marketing remark (408 chars)

    Freshly updated 3 bedroom, 1-bath home available in Hawkins, TX! This charming property offers a fenced backyard, perfect for pets, play, or outdoor entertaining, along with an attached carport that includes additional storage space. A storm shelter adds extra peace of mind, and the home is conveniently located in Hawkins ISD, combining updated features with practical living space and plenty of potential.

19. 2025-07-01
    historical $1,350
20. 2025-06-16
    listed $1,350
21. 2025-05-09
    soldstatus
22. 2025-05-09
    soldstatus
23. 2025-05-07
    status Pending 795-char remark

    Show marketing remark (795 chars)

    This delightful gem spans 1,120 SF and is situated on a generous 0.3-acre city lot. The house features two cozy bedrooms and one well-appointed bathroom, ideal for anyone looking for comfort and simplicity. The home is protected by a durable metal roof, ensuring peace of mind during those unpredictable Texas storms. Speaking of storms, the property includes a storm shelter out back, providing an extra layer of security for you and your loved ones. For the automobile enthusiast or hobbyist, there’s a 1-car carport with storage, offering ample space for your vehicle and tools, and the concrete driveway provides plenty of off-street parking. The partially fenced backyard is a blank canvas that beckons with possibilities for gardening or leisure. Make an appointment to see it today!

24. 2025-05-06
    soldstatus
25. 2025-04-29
    historical 795-char remark

    Show marketing remark (795 chars)

    This delightful gem spans 1,120 SF and is situated on a generous 0.3-acre city lot. The house features two cozy bedrooms and one well-appointed bathroom, ideal for anyone looking for comfort and simplicity. The home is protected by a durable metal roof, ensuring peace of mind during those unpredictable Texas storms. Speaking of storms, the property includes a storm shelter out back, providing an extra layer of security for you and your loved ones. For the automobile enthusiast or hobbyist, there’s a 1-car carport with storage, offering ample space for your vehicle and tools, and the concrete driveway provides plenty of off-street parking. The partially fenced backyard is a blank canvas that beckons with possibilities for gardening or leisure. Make an appointment to see it today!

26. 2025-04-25
    status Pending 795-char remark

    Show marketing remark (795 chars)

    This delightful gem spans 1,120 SF and is situated on a generous 0.3-acre city lot. The house features two cozy bedrooms and one well-appointed bathroom, ideal for anyone looking for comfort and simplicity. The home is protected by a durable metal roof, ensuring peace of mind during those unpredictable Texas storms. Speaking of storms, the property includes a storm shelter out back, providing an extra layer of security for you and your loved ones. For the automobile enthusiast or hobbyist, there’s a 1-car carport with storage, offering ample space for your vehicle and tools, and the concrete driveway provides plenty of off-street parking. The partially fenced backyard is a blank canvas that beckons with possibilities for gardening or leisure. Make an appointment to see it today!

27. 2025-04-21
    soldstatus Closed 795-char remark

    Show marketing remark (795 chars)

    This delightful gem spans 1,120 SF and is situated on a generous 0.3-acre city lot. The house features two cozy bedrooms and one well-appointed bathroom, ideal for anyone looking for comfort and simplicity. The home is protected by a durable metal roof, ensuring peace of mind during those unpredictable Texas storms. Speaking of storms, the property includes a storm shelter out back, providing an extra layer of security for you and your loved ones. For the automobile enthusiast or hobbyist, there’s a 1-car carport with storage, offering ample space for your vehicle and tools, and the concrete driveway provides plenty of off-street parking. The partially fenced backyard is a blank canvas that beckons with possibilities for gardening or leisure. Make an appointment to see it today!

28. 2025-04-21
    soldstatus Closed

    Show marketing remark (795 chars)

    This delightful gem spans 1,120 SF and is situated on a generous 0.3-acre city lot. The house features two cozy bedrooms and one well-appointed bathroom, ideal for anyone looking for comfort and simplicity. The home is protected by a durable metal roof, ensuring peace of mind during those unpredictable Texas storms. Speaking of storms, the property includes a storm shelter out back, providing an extra layer of security for you and your loved ones. For the automobile enthusiast or hobbyist, there’s a 1-car carport with storage, offering ample space for your vehicle and tools, and the concrete driveway provides plenty of off-street parking. The partially fenced backyard is a blank canvas that beckons with possibilities for gardening or leisure. Make an appointment to see it today!

29. 2025-04-21
    soldstatus Closed

    Show marketing remark (795 chars)

    This delightful gem spans 1,120 SF and is situated on a generous 0.3-acre city lot. The house features two cozy bedrooms and one well-appointed bathroom, ideal for anyone looking for comfort and simplicity. The home is protected by a durable metal roof, ensuring peace of mind during those unpredictable Texas storms. Speaking of storms, the property includes a storm shelter out back, providing an extra layer of security for you and your loved ones. For the automobile enthusiast or hobbyist, there’s a 1-car carport with storage, offering ample space for your vehicle and tools, and the concrete driveway provides plenty of off-street parking. The partially fenced backyard is a blank canvas that beckons with possibilities for gardening or leisure. Make an appointment to see it today!

30. 2025-02-17
    status Pending
31. 2025-02-17
    status Pending
32. 2025-02-08
    historical 795-char remark

    Show marketing remark (795 chars)

    This delightful gem spans 1,120 SF and is situated on a generous 0.3-acre city lot. The house features two cozy bedrooms and one well-appointed bathroom, ideal for anyone looking for comfort and simplicity. The home is protected by a durable metal roof, ensuring peace of mind during those unpredictable Texas storms. Speaking of storms, the property includes a storm shelter out back, providing an extra layer of security for you and your loved ones. For the automobile enthusiast or hobbyist, there’s a 1-car carport with storage, offering ample space for your vehicle and tools, and the concrete driveway provides plenty of off-street parking. The partially fenced backyard is a blank canvas that beckons with possibilities for gardening or leisure. Make an appointment to see it today!

33. 2025-02-07
    historical Active Option Contract
34. 2025-01-06
    price $110,000

    Show marketing remark (795 chars)

    This delightful gem spans 1,120 SF and is situated on a generous 0.3-acre city lot. The house features two cozy bedrooms and one well-appointed bathroom, ideal for anyone looking for comfort and simplicity. The home is protected by a durable metal roof, ensuring peace of mind during those unpredictable Texas storms. Speaking of storms, the property includes a storm shelter out back, providing an extra layer of security for you and your loved ones. For the automobile enthusiast or hobbyist, there’s a 1-car carport with storage, offering ample space for your vehicle and tools, and the concrete driveway provides plenty of off-street parking. The partially fenced backyard is a blank canvas that beckons with possibilities for gardening or leisure. Make an appointment to see it today!

35. 2025-01-06
    price $110,000

    Show marketing remark (795 chars)

    This delightful gem spans 1,120 SF and is situated on a generous 0.3-acre city lot. The house features two cozy bedrooms and one well-appointed bathroom, ideal for anyone looking for comfort and simplicity. The home is protected by a durable metal roof, ensuring peace of mind during those unpredictable Texas storms. Speaking of storms, the property includes a storm shelter out back, providing an extra layer of security for you and your loved ones. For the automobile enthusiast or hobbyist, there’s a 1-car carport with storage, offering ample space for your vehicle and tools, and the concrete driveway provides plenty of off-street parking. The partially fenced backyard is a blank canvas that beckons with possibilities for gardening or leisure. Make an appointment to see it today!

36. 2025-01-06
    price $110,000 795-char remark

    Show marketing remark (795 chars)

    This delightful gem spans 1,120 SF and is situated on a generous 0.3-acre city lot. The house features two cozy bedrooms and one well-appointed bathroom, ideal for anyone looking for comfort and simplicity. The home is protected by a durable metal roof, ensuring peace of mind during those unpredictable Texas storms. Speaking of storms, the property includes a storm shelter out back, providing an extra layer of security for you and your loved ones. For the automobile enthusiast or hobbyist, there’s a 1-car carport with storage, offering ample space for your vehicle and tools, and the concrete driveway provides plenty of off-street parking. The partially fenced backyard is a blank canvas that beckons with possibilities for gardening or leisure. Make an appointment to see it today!

37. 2024-10-02
    status Active
38. 2024-09-30
    historical
39. 2024-05-01
    listed $120,500 Active 795-char remark

    Show marketing remark (795 chars)

    This delightful gem spans 1,120 SF and is situated on a generous 0.3-acre city lot. The house features two cozy bedrooms and one well-appointed bathroom, ideal for anyone looking for comfort and simplicity. The home is protected by a durable metal roof, ensuring peace of mind during those unpredictable Texas storms. Speaking of storms, the property includes a storm shelter out back, providing an extra layer of security for you and your loved ones. For the automobile enthusiast or hobbyist, there’s a 1-car carport with storage, offering ample space for your vehicle and tools, and the concrete driveway provides plenty of off-street parking. The partially fenced backyard is a blank canvas that beckons with possibilities for gardening or leisure. Make an appointment to see it today!

40. 2024-05-01
    listed $120,500 Active

    Show marketing remark (795 chars)

    This delightful gem spans 1,120 SF and is situated on a generous 0.3-acre city lot. The house features two cozy bedrooms and one well-appointed bathroom, ideal for anyone looking for comfort and simplicity. The home is protected by a durable metal roof, ensuring peace of mind during those unpredictable Texas storms. Speaking of storms, the property includes a storm shelter out back, providing an extra layer of security for you and your loved ones. For the automobile enthusiast or hobbyist, there’s a 1-car carport with storage, offering ample space for your vehicle and tools, and the concrete driveway provides plenty of off-street parking. The partially fenced backyard is a blank canvas that beckons with possibilities for gardening or leisure. Make an appointment to see it today!

41. 2024-05-01
    listed $120,500 Active

    Show marketing remark (795 chars)

    This delightful gem spans 1,120 SF and is situated on a generous 0.3-acre city lot. The house features two cozy bedrooms and one well-appointed bathroom, ideal for anyone looking for comfort and simplicity. The home is protected by a durable metal roof, ensuring peace of mind during those unpredictable Texas storms. Speaking of storms, the property includes a storm shelter out back, providing an extra layer of security for you and your loved ones. For the automobile enthusiast or hobbyist, there’s a 1-car carport with storage, offering ample space for your vehicle and tools, and the concrete driveway provides plenty of off-street parking. The partially fenced backyard is a blank canvas that beckons with possibilities for gardening or leisure. Make an appointment to see it today!

42. 1995-04-13
    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: $1,874 · $156/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$1,054/yr (+$88/mo · 56.3%)

ⓘ 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 · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $21,526
• − Mortgage interest: −$8,962
• − Property taxes: −$1,874
• − Insurance: −$800
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$4,655
• Taxable income: $1,791
• Est. tax owed @ 24.0%: −$430
• After-tax cash flow: $3,833/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: Hawkins ISD
• NCES district ID: 4822770
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $43,119
• Composite: 35.91/100
• National rank: #4809
• State rank: #339 of 826 in TX

Livability — Hawkins

• Score: 73/100
• State rank: #196
• US rank: #4982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawkins, TX
• Population (ZIP): 8,195

Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.10%
• Current HPI: 236.7688
• 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

+32.8% since first listed

25 events — show timeline

• 2026-04-15 Listed $160,000 NTREIS
• 2025-07-01 Rental Removed $1,350 NTREIS
• 2025-06-16 Listed for Rent $1,350 NTREIS
• 2025-05-09 Sold (Public Records) — Public Records
• 2025-05-09 Sold (Public Records) — Public Records
• 2025-05-07 Pending — GTAR
• 2025-05-06 Sold (Public Records) — Public Records
• 2025-04-29 Delisted — GTAR
• 2025-04-25 Pending — GTAR
• 2025-04-21 Sold (MLS) — LAAR
• 2025-04-21 Sold (MLS) — NTREIS
• 2025-04-21 Sold (MLS) — GTAR
• 2025-02-17 Pending — LAAR
• 2025-02-17 Pending — NTREIS
• 2025-02-08 Delisted — GTAR
• 2025-02-07 Contingent — NTREIS
• 2025-01-06 Price Changed $110,000 NTREIS
• 2025-01-06 Price Changed $110,000 LAAR
• 2025-01-06 Price Changed $110,000 GTAR
• 2024-10-02 Relisted — NTREIS
• 2024-09-30 Listing Removed — NTREIS
• 2024-05-01 Listed $120,500 LAAR
• 2024-05-01 Listed $120,500 NTREIS
• 2024-05-01 Listed $120,500 GTAR
• 1995-04-13 Sold (Public Records) — Public Records

Property tax history

+12.9%/yr

Latest (2025): $1,874 · +20.3% YoY. Source: county tax records.