806 E 1st · Hughes Springs, TX 75656

$118,279

3 bd · 2.0 ba · 2,173 sqft · SingleFamily public records · 412 Days on market

Built 1959 0.75 ac lot $54/sqft · 50% below area Est $236k · 50% under ↓ 2% since listing

---

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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• Appreciation +7.8/10.0
• 1% rule +6.0/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NICE RANCH STYLE HOME! This single-family home located at 806 E. First St in Hughes Springs, TX, embodies small-town charm and the tranquility of country living. This friendly community offers easy access to local amenities, outdoor recreational activities, and a laid-back lifestyle ideal for nature lovers. Nestled in a serene environment, it's perfect for those seeking a peaceful life with a sense of community. For anyone looking to enjoy rural Texas within a close-knit community, 806 E. First St is an attractive choice. Located near shops, restaurants and in close proximity to local Hughes Springs ISD schools. Make this home yours now! WE MAKE IT EASY TO OWN. Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Ranch style home
• Rural texas
• Local amenities

Tags

• RANCH STYLE HOME
• LOCAL AMENITIES
• RURAL TEXAS
• CLOSE PROXIMITY TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $104k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#257 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment D+, amenities F.
• Hughes Springs ISD (town): math 43% / reading 46% proficiency, ranked #296 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 12 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($818 loan paydown + $7k appreciation (5.7% local appreciation)).
• Cass County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, 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 412 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $104,085 (12.0% below list)

Questions for the listing agent

1. It's been on market 412 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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. 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: 1.10% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.12%
• DSCR: 1.41
• GRM: 7.6

CMA / ARV

• ARV (median comp): $235,943
• List price: $118,279
• Delta: -49.87%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

5.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 2.44×
• Total profit: $47,798
• Equity at exit: $71,818

10-year hold

• IRR: 21.3%
• Equity multiple: 4.89×
• Total profit: $128,705
• Equity at exit: $128,104

Cash invested: $33,118 (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 75656

• Home prices YoY: 3.7%
• Active inventory: 58
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$620
• Tax from tax record: −$106 /mo · $1,275/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $252

Break-even live

Break-even rent $982

Max offer price $118,279

Occupancy floor 76%

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: $29,570
• Closing costs: $3,548
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $118,279 Active 412 DOM
2. 2026-06-17
   days on market $118,279 Active 411 DOM
3. 2026-06-16
   days on market $118,279 Active 410 DOM
4. 2026-06-15
   days on market $118,279 Active 409 DOM
5. 2026-06-13
   days on market $118,279 Active 407 DOM
6. 2026-06-12
   days on market $118,279 Active 406 DOM
7. 2026-06-10
   days on market $118,279 Active 403 DOM
8. 2026-06-08
   days on market $118,279 Active 402 DOM
9. 2026-06-08
   days on market $118,279 Active 401 DOM
10. 2026-06-05
    days on market $118,279 Active 399 DOM
11. 2026-06-03
    days on market $118,279 Active 397 DOM
12. 2026-06-02
    days on market $118,279 Active 396 DOM
13. 2026-06-01
    days on market $118,279 Active 395 DOM
14. 2026-05-31
    days on market $118,279 Active 394 DOM
15. 2026-02-23
    price $118,279 841-char remark

    Show marketing remark (841 chars)

    NICE RANCH STYLE HOME! This single-family home located at 806 E. First St in Hughes Springs, TX, embodies small-town charm and the tranquility of country living. This friendly community offers easy access to local amenities, outdoor recreational activities, and a laid-back lifestyle ideal for nature lovers. Nestled in a serene environment, it's perfect for those seeking a peaceful life with a sense of community. For anyone looking to enjoy rural Texas within a close-knit community, 806 E. First St is an attractive choice. Located near shops, restaurants and in close proximity to local Hughes Springs ISD schools. Make this home yours now! WE MAKE IT EASY TO OWN. Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

16. 2025-05-02
    listed $120,279 Active 841-char remark

    Show marketing remark (841 chars)

    NICE RANCH STYLE HOME! This single-family home located at 806 E. First St in Hughes Springs, TX, embodies small-town charm and the tranquility of country living. This friendly community offers easy access to local amenities, outdoor recreational activities, and a laid-back lifestyle ideal for nature lovers. Nestled in a serene environment, it's perfect for those seeking a peaceful life with a sense of community. For anyone looking to enjoy rural Texas within a close-knit community, 806 E. First St is an attractive choice. Located near shops, restaurants and in close proximity to local Hughes Springs ISD schools. Make this home yours now! WE MAKE IT EASY TO OWN. Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

ⓘ 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: $1,275 · $106/mo
• Projected year-2 tax: $2,165 · $180/mo
• Expected delta: +$890/yr (+$74/mo · 69.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $15,609
• − Mortgage interest: −$6,625
• − Property taxes: −$1,275
• − Insurance: −$591
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$3,441
• Taxable income: $1,179
• Est. tax owed @ 24.0%: −$283
• After-tax cash flow: $2,739/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: Hughes Springs ISD
• NCES district ID: 4823850
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $39,202
• Composite: 37.19/100
• National rank: #4474
• State rank: #296 of 826 in TX

Livability — Hughes Springs

• Score: 72/100
• State rank: #257
• US rank: #5944

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hughes Springs, TX
• Population (ZIP): 4,657

Population outlook (Cass County) Hauer SSP2

• Today (2025): 29,998 people
• By 2030: 29,583 · -1.4%
• By 2040: 28,512 · -5.0%
• By 2050: 27,230 · -9.2%
• By 2075: 24,917 · -16.9%
• By 2100: 21,582 · -28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 18% Two or more races 7% Hispanic / Latino 6% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+65.7) · D 17.0% · R 82.7%
• 2008→2024 swing: -25.2pp toward R · 2008: -40.4pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+59.1 2016: R+59.7 2012: R+49.5 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.66%
• Current HPI: 158.9983
• 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

-1.7% since first listed

2 events — show timeline

• 2026-02-23 Price Changed $118,279 HARMLS
• 2025-05-02 Listed $120,279 HARMLS

Property tax history

-4.3%/yr

Latest (2025): $1,275 · +14.4% YoY. Source: county tax records.