247 N Lake St · Hallsburg, TX 76624

$194,900

5 bd · 2.0 ba · 2,016 sqft · Manufactured public records · 137 Days on market

Built 2013 0.39 ac lot $97/sqft · 39% above area Est $140k · 39% over ↓ 5% since listing

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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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +5.8/10.0
• Appreciation +5.2/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Spacious and affordable living in Axtell! This FIVE-bedroom home offers plenty of room for a large family, home office needs, or multi-generational living. The open living area creates a welcoming space to gather, while the split bedroom layout provides privacy and flexibility. The generous kitchen affords ample cabinet and counter space and flows easily into the main living area—perfect for everyday living and entertaining. Five true bedrooms give you options for guest rooms, playrooms, or work-from-home setups. Located in Axtell ISD, this property offers small-town charm with convenient access to nearby Waco amenities. Whether you’re looking for a primary residence or an investment opportunity, this home delivers space, comfort, and value. With over 2000 square feet, and sitting on over one-third of an acre, there's plenty of room, both inside and out. Blank slate; fresh vision; come see us!

Key facts

• Generous kitchen
• Open living area
• Split bedroom layout

Tags

• OPEN LIVING AREA
• SPLIT BEDROOM LAYOUT
• GENEROUS KITCHEN

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#848 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime D+, amenities F.
• Axtell ISD (rural): math 33% / reading 46% proficiency, ranked #425 of 826 in TX (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 1,014 units permitted in McLennan County in 2024 (200 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $682 appreciation (0.3% local appreciation)).
• McLennan County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.08% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.18%
• DSCR: 1.45
• GRM: 7.7

CMA / ARV

• ARV (median comp): $140,000
• List price: $194,900
• Delta: 39.21%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

0.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.49×
• Total profit: $26,950
• Equity at exit: $60,028

10-year hold

• IRR: 14.6%
• Equity multiple: 2.66×
• Total profit: $90,474
• Equity at exit: $74,957

Cash invested: $54,572 (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 76624

• Home prices YoY: 0.2%
• Active inventory: 33
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,113 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$103 /mo · $1,237/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $463

Break-even live

Break-even rent $1,527

Max offer price $194,900

Occupancy floor 73%

Sensitivity live

Price	-10% $573	-5% $518	+0% $463	+5% $408	+10% $352
Rent	-10% $296	-5% $379	+0% $463	+5% $546	+10% $630
Rate	-1.0pp $561	-0.5pp $512	base $463	+0.5pp $412	+1.0pp $361

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $194,900 Active 137 DOM
2. 2026-06-18
   days on market $194,900 Active 134 DOM
3. 2026-06-17
   days on market $194,900 Active 133 DOM
4. 2026-06-16
   days on market $194,900 Active 132 DOM
5. 2026-06-15
   days on market $194,900 Active 131 DOM
6. 2026-06-14
   days on market $194,900 Active 129 DOM
7. 2026-06-13
   days on market $194,900 Active 128 DOM
8. 2026-06-10
   days on market $194,900 Active 126 DOM
9. 2026-06-09
   days on market $194,900 Active 125 DOM
10. 2026-06-08
    days on market $194,900 Active 124 DOM
11. 2026-06-07
    days on market $194,900 Active 123 DOM
12. 2026-06-02
    days on market $194,900 Active 118 DOM
13. 2026-06-01
    days on market $194,900 Active 117 DOM
14. 2026-05-31
    days on market $194,900 Active 116 DOM
15. 2026-05-30
    days on market $194,900 Active 115 DOM
16. 2026-03-25
    price $194,900 924-char remark

    Show marketing remark (924 chars)

    Spacious and affordable living in Axtell! This FIVE-bedroom home offers plenty of room for a large family, home office needs, or multi-generational living. The open living area creates a welcoming space to gather, while the split bedroom layout provides privacy and flexibility. The generous kitchen affords ample cabinet and counter space and flows easily into the main living area—perfect for everyday living and entertaining. Five true bedrooms give you options for guest rooms, playrooms, or work-from-home setups. Located in Axtell ISD, this property offers small-town charm with convenient access to nearby Waco amenities. Whether you’re looking for a primary residence or an investment opportunity, this home delivers space, comfort, and value. With over 2000 square feet, and sitting on over one-third of an acre, there's plenty of room, both inside and out. Blank slate; fresh vision; come see us!

17. 2026-02-04
    listed $204,500 Active 924-char remark

    Show marketing remark (924 chars)

    Spacious and affordable living in Axtell! This FIVE-bedroom home offers plenty of room for a large family, home office needs, or multi-generational living. The open living area creates a welcoming space to gather, while the split bedroom layout provides privacy and flexibility. The generous kitchen affords ample cabinet and counter space and flows easily into the main living area—perfect for everyday living and entertaining. Five true bedrooms give you options for guest rooms, playrooms, or work-from-home setups. Located in Axtell ISD, this property offers small-town charm with convenient access to nearby Waco amenities. Whether you’re looking for a primary residence or an investment opportunity, this home delivers space, comfort, and value. With over 2000 square feet, and sitting on over one-third of an acre, there's plenty of room, both inside and out. Blank slate; fresh vision; come see us!

18. 2021-01-21
    soldstatus
19. 2014-03-14
    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: $1,237 · $103/mo
• Projected year-2 tax: $3,567 · $297/mo
• Expected delta: +$2,329/yr (+$194/mo · 188.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $25,355
• − Mortgage interest: −$10,917
• − Property taxes: −$1,237
• − Insurance: −$974
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$5,670
• Taxable income: $2,499
• Est. tax owed @ 24.0%: −$600
• After-tax cash flow: $4,954/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: Axtell ISD
• NCES district ID: 4809150
• Math proficiency: 33% ▼ -11.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $48,524
• Composite: 33.89/100
• National rank: #5346
• State rank: #425 of 826 in TX

Livability — Hallsburg

• Score: 63/100
• State rank: #848
• US rank: #15315

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,679

Population outlook (McLennan County) Hauer SSP2

• Today (2025): 264,191 people
• By 2030: 273,578 · +3.6%
• By 2040: 291,506 · +10.3%
• By 2050: 308,044 · +16.6%
• By 2075: 349,648 · +32.3%
• By 2100: 364,779 · +38.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 21% Hispanic / Latino 10% Black 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 3% Danish 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · McLennan

• 2024 margin: Solid R (+30.9) · D 34.0% · R 64.9% · Other 1.0%
• 2008→2024 swing: -7.0pp toward R · 2008: -23.9pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+23.4 2016: R+27.1 2012: R+29.8 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.35%
• Current HPI: 146.68
• 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

-4.7% since first listed

4 events — show timeline

• 2026-03-25 Price Changed $194,900 NTREIS
• 2026-02-04 Listed $204,500 NTREIS
• 2021-01-21 Sold (Public Records) — Public Records
• 2014-03-14 Sold (Public Records) — Public Records

Property tax history

+21.3%/yr

Latest (2025): $1,237 · +9.9% YoY. Source: county tax records.