403 N Reagan St · Hamilton, TX 76531

$159,000

3 bd · 1.0 ba · 1,952 sqft · SingleFamily public records · 25 Days on market

Built 1950 0.28 ac lot Est $180k · 11% under

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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 +13.1/30.0
• ARV discount +12.7/15.0
• Appreciation +10.0/10.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 2-story home located at 403 N. Reagan St. in Hamilton, TX offering excellent investor potential! This 3-bedroom, 1.5-bath property sits on two spacious lots and features plenty of room for storage, hobbies, and outdoor living. Improvements include covered storage, a storage shed, workshop space, and a fenced dog area perfect for pets. Conveniently located near the Hamilton Public Library and city walking trails, this property combines small-town charm with great accessibility. Whether you're looking for an investment opportunity, rental potential, or a home with extra space to make your own, this property is full of possibilities!

Key facts

• Workshop space
• City walking trails
• Covered storage

Tags

• COVERED STORAGE
• STORAGE SHED
• WORKSHOP SPACE
• FENCED DOG AREA
• CITY WALKING TRAILS

Property features AI

Finance

• Other: Multi-parcel property; Possession at closing/funding; Listing status: Active; Transaction type: For Sale
• Financial info: Listing terms: Cash, Conventional; Loan type: Treat As Clear; Second mortgage: No
• HOA & community: No association

Exterior

• Parking: Driveway parking
• Utilities: City water; City sewer; Municipal utility district: No
• Home design: Single family residence; Residential property; Two-story layout; Property not attached; Subdivision: Wagner
• Construction: Built in 1950; Frame and siding construction; Composition roof; Slab foundation
• Exterior features: Covered patio/porch; Shed(s), storage, and workshop on property; Lot less than 0.5 acre (approximately 0.275 acres)

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air (electric)
• Interior features: Paneling; One living area; One dining area; Two levels

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-7 ($-86/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (12.3% below list).
• Recommended offer: $140k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.7% in Hamilton — 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 73/100 on livability (#210 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Hamilton ISD (town): math 50% / reading 50% proficiency, ranked #192 of 826 in TX (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ann Whitney El (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 397 students, 60% FRL); Hamilton J H (math 52% / reading 52%, grade C+, #301 of 1,662 statewide, top 19%, 184 students, 53% FRL); Hamilton H S (math 62% / reading 57%, grade C+, #275 of 1,632 statewide, top 19%, 236 students, 43% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 117 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 24 units permitted in Hamilton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Hamilton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $139,500 (12.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.88% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $179,584
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 E Gentry	0.37mi	3/2.0	1,885 (-3%)	4mo	$145,000	$77	70
515 E Main St	0.23mi	4/2.0 (+1)	2,010 (+3%)	10mo	$184,900	$92	67
110 N Bouldin St	0.47mi	3/2.0	1,739 (-11%)	3mo	$159,900	$92	54
322 S Rice	0.48mi	3/2.0	1,770 (-9%)	16mo	$114,900	$65	45
1211 E Boynton St	0.67mi	3/2.0	2,046 (+5%)	19mo	$295,000	$144	41
607 S Wieser St	0.64mi	3/2.0	1,716 (-12%)	6mo	$199,000	$116	41
407 N Stidham St	0.47mi	3/2.0	1,728 (-12%)	23mo	$180,000	$104	36

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: 24.1%
• Equity multiple: 2.94×
• Total profit: $86,166
• Equity at exit: $143,240

10-year hold

• IRR: 21.4%
• Equity multiple: 6.71×
• Total profit: $254,159
• Equity at exit: $308,902

Cash invested: $44,520 (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 76531

• Home prices YoY: 17.5%
• Active inventory: 117
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$209 /mo · $2,510/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-7

Break-even live

Break-even rent $1,404

Max offer price $157,733

Occupancy floor 96%

Sensitivity live

Price	-10% $83	-5% $38	+0% $-7	+5% $-52	+10% $-97
Rent	-10% $-117	-5% $-62	+0% $-7	+5% $48	+10% $103
Rate	-1.0pp $73	-0.5pp $33	base $-7	+0.5pp $-48	+1.0pp $-90

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 E Ross St Hamilton, TX	3.0	2.0	1341	$1,395	$1.04	15d	1	0.64mi

Listing history 18 events

1. 2026-06-21
   days on market $159,000 Active 25 DOM
2. 2026-06-21
   days on market $159,000 Active 24 DOM
3. 2026-06-18
   days on market $159,000 Active 22 DOM
4. 2026-06-17
   days on market $159,000 Active 21 DOM
5. 2026-06-16
   days on market $159,000 Active 20 DOM
6. 2026-06-15
   days on market $159,000 Active 19 DOM
7. 2026-06-13
   days on market $159,000 Active 17 DOM
8. 2026-06-12
   days on market $159,000 Active 16 DOM
9. 2026-06-09
   days on market $159,000 Active 13 DOM
10. 2026-06-08
    days on market $159,000 Active 12 DOM
11. 2026-06-08
    days on market $159,000 Active 11 DOM
12. 2026-06-05
    days on market $159,000 Active 9 DOM
13. 2026-06-03
    days on market $159,000 Active 7 DOM
14. 2026-06-02
    days on market $159,000 Active 6 DOM
15. 2026-06-01
    days on market $159,000 Active 5 DOM
16. 2026-05-31
    days on market $159,000 Active 4 DOM
17. 2026-05-23
    listed $159,000 Active
18. 2015-07-02
    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: $2,510 · $209/mo
• Projected year-2 tax: $2,910 · $242/mo
• Expected delta: +$400/yr (+$33/mo · 15.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $16,740
• − Mortgage interest: −$8,906
• − Property taxes: −$2,510
• − Insurance: −$795
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$4,625
• Taxable loss: −$2,775
• Est. tax savings @ 24.0%: +$666
• After-tax cash flow: $580/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: Hamilton ISD
• NCES district ID: 4822230
• Math proficiency: 50% ▲ 1.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $43,597
• Composite: 42.18/100
• National rank: #3293
• State rank: #192 of 826 in TX

Livability — Hamilton

• Score: 73/100
• State rank: #210
• US rank: #5259

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamilton, TX
• Population (ZIP): 4,673

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 7,553 people
• By 2030: 7,212 · -4.5%
• By 2040: 6,566 · -13.1%
• By 2050: 5,976 · -20.9%
• By 2075: 5,077 · -32.8%
• By 2100: 4,196 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 13% Two or more races 11% Black 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 9% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 9% Russian/Polish/Slavic 1%

Political lean MEDSL · Hamilton

• 2024 margin: Solid R (+71.3) · D 14.0% · R 85.3%
• 2008→2024 swing: -18.0pp toward R · 2008: -53.3pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+68.4 2016: R+71.4 2012: R+65.5 2008: R+53.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.83%
• Current HPI: 226.8273
• 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

2 events — show timeline

• 2026-05-23 Listed $159,000 NTREIS
• 2015-07-02 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,510 · +19.8% YoY. Source: county tax records.