404 N Sycamore St · Hico, TX 76457

$49,000

3 bd · 1.0 ba · 1,547 sqft · SingleFamily public records · 3 Days on market

Built 1930 0.45 ac 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.45 acre lot
• Parking
• Built 1930

Property features AI

Finance

• Other: Possession at closing/funding; For sale (standard listing conditions)
• Financial info: Listing terms: Cash; No second mortgage reported
• HOA & community: No association

Exterior

• Parking: Covered carport (1 covered carport space)
• Security: No smart home features reported
• Utilities: Dirt utilities (per listing); No municipal utility district
• Home design: Single-family residence; One story
• Construction: Built in 1930; Vinyl siding; Metal roof; Pillar/post/pier foundation
• Exterior features: Lot under 0.5 acre (about 0.446 acres); Subdivision: Cox-Weaver Add

Interior

• Kitchen: Kitchen on main level approximately 14 x 15; Includes appliances (listed as Other)
• Bedrooms: Three bedrooms (all on the main level); Primary bedroom approximately 12 x 12; Two additional bedrooms approximately 10 x 10 each
• Flooring: Wood flooring
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Window cooling units
• Interior features: Six total rooms; One living area; One dining area; Other interior features
• Laundry & utility: No specific laundry/utility details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).

Location & tenants

• Location reads 67/100 on livability (#537 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: health & safety D+, amenities F, commute F.
• Hico ISD (rural): math 42% / reading 55% proficiency, ranked #223 of 826 in TX (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hico El (math 37% / reading 52%, grade F, #1,155 of 4,322 statewide, top 29%, 333 students, 53% FRL) — zoned schools average 53% FRL vs 28% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 98 active listings in the ZIP; 24 units permitted in Hamilton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($339 loan paydown + $2k appreciation (4.3% 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 (4.3% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1930 — 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 $49,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.67% ✓
• Cap rate: 21.12%
• Cash-on-cash: 52.94%
• DSCR: 3.36
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.6%
• Equity multiple: 4.50×
• Total profit: $48,019
• Equity at exit: $25,746

10-year hold

• IRR: 58.0%
• Equity multiple: 9.23×
• Total profit: $112,960
• Equity at exit: $42,846

Cash invested: $13,720 (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 76457

• Home prices YoY: 1.9%
• Active inventory: 98
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$153 /mo · $1,833/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $605

Break-even live

Break-even rent $544

Max offer price $49,000

Occupancy floor 49%

Sensitivity live

Price	-10% $633	-5% $619	+0% $605	+5% $591	+10% $578
Rent	-10% $502	-5% $553	+0% $605	+5% $657	+10% $709
Rate	-1.0pp $630	-0.5pp $618	base $605	+0.5pp $593	+1.0pp $580

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-21
   days on market $49,000 Active 3 DOM
2. 2026-06-17
   listed $49,000 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: $1,833 · $153/mo
• Projected year-2 tax: $1,833 · $153/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 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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: $15,727
• − Mortgage interest: −$2,745
• − Property taxes: −$1,833
• − Insurance: −$245
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$1,425
• Taxable income: $6,963
• Est. tax owed @ 24.0%: −$1,671
• After-tax cash flow: $5,592/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: Hico ISD
• NCES district ID: 4823070
• Math proficiency: 42% ▼ -14.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $39,384
• Composite: 40.48/100
• National rank: #3716
• State rank: #223 of 826 in TX

Livability — Hico

• Score: 67/100
• State rank: #537
• US rank: #10472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hico, TX
• Population (ZIP): 4,449

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 18% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 4% Slovak 4% Portuguese 2%
• Foreign-born: 8% · Canada
• Languages at home: 89% English-only · Spanish 11% 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: ▲ 4.31%
• Current HPI: 227.4268
• 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

1 event — show timeline

• 2026-06-16 Listed $49,000 NTREIS

Property tax history

+5.4%/yr

Latest (2025): $1,833 · -37.4% YoY. Source: county tax records.