411 E North St · Hebbronville, TX 78361

$79,999

5 bd · 3.5 ba · 2,810 sqft · SingleFamily · 187 Days on market

Built 1929 0.52 ac lot $28/sqft · 68% below area ↓ 29% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investment property located in the heart of Hebbronville, TX. This property is located on a large 22,500 sqft corner lot with over 2,800 living sqft. This beautiful home is nestled on a corner lot (3 lots total) and sits on over ½ an acre. Home is located in a quiet neighborhood and the town is known for its annual Vaquero Festival. The town offers opportunities for outdoor activities such as hunting and bird watching. Seller is motivated and open to all offers!

Key facts

• Large corner lot
• 0.52 acre lot
• Built 1929

Tags

• LARGE CORNER LOT

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,032 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools D-, amenities F.
• Jim Hogg County ISD (town): math 31% / reading 31% proficiency, ranked #622 of 826 in TX (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $553 of loan paydown is wiped out by about $764 of value loss. Plan a longer hold.
• Jim Hogg County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.9% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 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 1929 — 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. 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?
7. 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.
8. 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.
9. 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: 1.40% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.85%
• DSCR: 1.79
• GRM: 5.9

CMA / ARV

• ARV (median comp): $249,398
• List price: $79,999
• Delta: -67.92%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-0.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.69×
• Total profit: $15,381
• Equity at exit: $19,482

10-year hold

• IRR: 20.9%
• Equity multiple: 3.12×
• Total profit: $47,478
• Equity at exit: $20,603

Cash invested: $22,400 (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 78361

• Home prices YoY: -0.9%
• Active inventory: 36
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $333

Break-even live

Break-even rent $700

Max offer price $79,999

Occupancy floor 65%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $79,999 Active 187 DOM
2. 2026-06-17
   days on market $79,999 Active 186 DOM
3. 2026-06-16
   days on market $79,999 Active 185 DOM
4. 2026-06-15
   days on market $79,999 Active 184 DOM
5. 2026-06-13
   days on market $79,999 Active 182 DOM
6. 2026-06-12
   days on market $79,999 Active 181 DOM
7. 2026-06-10
   days on market $79,999 Active 178 DOM
8. 2026-06-09
   price $79,999 Active 177 DOM
9. 2026-06-08
   days on market $82,500 Active 177 DOM
10. 2026-06-08
    days on market $82,500 Active 176 DOM
11. 2026-06-05
    days on market $82,500 Active 174 DOM
12. 2026-06-03
    days on market $82,500 Active 172 DOM
13. 2026-06-02
    days on market $82,500 Active 171 DOM
14. 2026-06-01
    pricedays on market $82,500 Active 170 DOM
15. 2026-05-31
    days on market $84,999 Active 169 DOM
16. 2026-05-12
    price $84,999 477-char remark

    Show marketing remark (477 chars)

    Investment property located in the heart of Hebbronville, TX. This property is located on a large 22,500 sqft corner lot with over 2,800 living sqft. This beautiful home is nestled on a corner lot (3 lots total) and sits on over ½ an acre. Home is located in a quiet neighborhood and the town is known for its annual Vaquero Festival. The town offers opportunities for outdoor activities such as hunting and bird watching. Seller is motivated and open to all offers!

17. 2026-04-03
    price $89,999 477-char remark

    Show marketing remark (477 chars)

    Investment property located in the heart of Hebbronville, TX. This property is located on a large 22,500 sqft corner lot with over 2,800 living sqft. This beautiful home is nestled on a corner lot (3 lots total) and sits on over ½ an acre. Home is located in a quiet neighborhood and the town is known for its annual Vaquero Festival. The town offers opportunities for outdoor activities such as hunting and bird watching. Seller is motivated and open to all offers!

18. 2025-12-13
    listed $99,999 Active 477-char remark

    Show marketing remark (477 chars)

    Investment property located in the heart of Hebbronville, TX. This property is located on a large 22,500 sqft corner lot with over 2,800 living sqft. This beautiful home is nestled on a corner lot (3 lots total) and sits on over ½ an acre. Home is located in a quiet neighborhood and the town is known for its annual Vaquero Festival. The town offers opportunities for outdoor activities such as hunting and bird watching. Seller is motivated and open to all offers!

19. 2024-05-22
    soldstatus
20. 2024-05-17
    soldstatus Closed 191-char remark

    Show marketing remark (191 chars)

    Gorgeous home on a large 22,500sqft corner lot with over 2,800 sqft of living area in the heart of Hebbronville Tx. Priced is negotiable * * Roof needs to be replaced * * AS IS NO REPAIRS

21. 2024-04-25
    historical 191-char remark

    Show marketing remark (191 chars)

    Gorgeous home on a large 22,500sqft corner lot with over 2,800 sqft of living area in the heart of Hebbronville Tx. Priced is negotiable * * Roof needs to be replaced * * AS IS NO REPAIRS

22. 2023-11-29
    price $75,000 191-char remark

    Show marketing remark (191 chars)

    Gorgeous home on a large 22,500sqft corner lot with over 2,800 sqft of living area in the heart of Hebbronville Tx. Priced is negotiable * * Roof needs to be replaced * * AS IS NO REPAIRS

23. 2023-09-06
    status Active 191-char remark

    Show marketing remark (191 chars)

    Gorgeous home on a large 22,500sqft corner lot with over 2,800 sqft of living area in the heart of Hebbronville Tx. Priced is negotiable * * Roof needs to be replaced * * AS IS NO REPAIRS

24. 2023-08-11
    historical 191-char remark

    Show marketing remark (191 chars)

    Gorgeous home on a large 22,500sqft corner lot with over 2,800 sqft of living area in the heart of Hebbronville Tx. Priced is negotiable * * Roof needs to be replaced * * AS IS NO REPAIRS

25. 2023-01-17
    listed $120,000 Active 191-char remark

    Show marketing remark (191 chars)

    Gorgeous home on a large 22,500sqft corner lot with over 2,800 sqft of living area in the heart of Hebbronville Tx. Priced is negotiable * * Roof needs to be replaced * * AS IS NO REPAIRS

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $13,460
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$2,327
• Taxable income: $2,898
• Est. tax owed @ 24.0%: −$696
• After-tax cash flow: $3,304/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: Jim Hogg County ISD
• NCES district ID: 4824750
• Math proficiency: 31% ▼ -15.00%
• Reading proficiency: 31% ▼ -2.00%
• Median HH income: $35,870
• Composite: 25.69/100
• National rank: #7391
• State rank: #622 of 826 in TX

Livability — Hebbronville

• Score: 61/100
• State rank: #1032
• US rank: #18361

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hebbronville, TX
• Population (ZIP): 4,764

Population outlook (Jim Hogg County) Hauer SSP2

• Today (2025): 5,023 people
• By 2030: 4,897 · -2.5%
• By 2040: 4,722 · -6.0%
• By 2050: 4,510 · -10.2%
• By 2075: 3,827 · -23.8%
• By 2100: 2,794 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (78%)
• Race & ethnicity: Hispanic / Latino 78% Two or more races 40% White 21%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 1% · Canada
• Languages at home: 41% English-only · Spanish 58% Tagalog/Filipino 1%

Political lean MEDSL · Jim Hogg

• 2024 margin: Lean D (+8.3) · D 54.0% · R 45.7%
• 2008→2024 swing: -39.3pp toward R · 2008: 47.6pp · 2024: 8.3pp
• All cycles: 2024: D+8.3 2020: D+17.9 2016: D+56.9 2012: D+56.7 2008: D+47.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.95%
• Current HPI: 99.0946
• 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

-29.2% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $84,999 MCALLENMLS
• 2026-04-03 Price Changed $89,999 MCALLENMLS
• 2025-12-13 Listed $99,999 MCALLENMLS
• 2024-05-22 Sold (Public Records) — Public Records
• 2024-05-17 Sold (MLS) — LAOR
• 2024-04-25 Delisted — LAOR
• 2023-11-29 Price Changed $75,000 LAOR
• 2023-09-06 Relisted — LAOR
• 2023-08-11 Delisted — LAOR
• 2023-01-17 Listed $120,000 LAOR

Property tax history

+4.7%/yr

Latest (2025): $6,149 · -3.2% YoY. Source: county tax records.