280 Dickard St · Hawkins, TX 75765

$149,500

3 bd · 2.0 ba · 1,448 sqft · SingleFamily public records · 164 Days on market

Built 1951 0.25 ac lot $103/sqft · at area comps Est $146k · at est.

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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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +7.3/10.0
• Appreciation +6.5/10.0
• ARV discount +6.4/15.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Endless potential in Hawkins ISD! This 3-bedroom, 2-bath home is located in a quiet neighborhood and offers a split-bedroom floor plan with a large primary suite and private ensuite. The kitchen features stainless Samsung appliances, including the refrigerator. Conveniently located near Lake Hawkins, Tyler State Park, and I-20 for easy travel to Tyler, Shreveport, or Dallas. Priced to sell, bring all offers and make this home your own!

Key facts

• Quiet neighborhood
• Near lake hawkins
• Large primary suite

Tags

• QUIET NEIGHBORHOOD
• SPLIT-BEDROOM FLOOR PLAN
• LARGE PRIMARY SUITE
• PRIVATE ENSUITE
• STAINLESS SAMSUNG APPLIANCES
• NEAR LAKE HAWKINS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#196 in TX, #4,982 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: schools D+, amenities F, commute F.
• Hawkins ISD (rural): math 42% / reading 43% proficiency, ranked #339 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 216 active listings in the ZIP; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.1% local appreciation)).
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 51% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 1951 — 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. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.62%
• DSCR: 1.43
• GRM: 6.8

CMA / ARV

• ARV (median comp): $146,016
• List price: $149,500
• Delta: 2.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
290 Dickard St	0.02mi	3/2.0	1,387 (-4%)	8mo	$171,000	$123	86
800 Francis St	0.16mi	3/2.0	1,551 (+7%)	23mo	$265,000	$171	61
105 2nd St	0.32mi	3/2.0	1,536 (+6%)	21mo	$185,000	$120	57
200 Scenic Loop	0.66mi	3/2.0	1,368 (-6%)	4mo	$85,000	$62	57
675 N Beaulah St	0.58mi	3/2.0	1,499 (+4%)	17mo	$170,000	$113	53
1240 N Beaulah St	0.62mi	3/1.0	1,272 (-12%)	14mo	$85,000	$67	35
111 Estelle St	0.63mi	2/2.0 (-1)	1,256 (-13%)	23mo	$125,000	$100	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.96×
• Total profit: $40,220
• Equity at exit: $68,035

10-year hold

• IRR: 18.2%
• Equity multiple: 3.69×
• Total profit: $112,426
• Equity at exit: $105,487

Cash invested: $41,860 (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 75765

• Home prices YoY: 1.3%
• Active inventory: 216
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,841 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$272 /mo · $3,269/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $335

Break-even live

Break-even rent $1,416

Max offer price $149,500

Occupancy floor 77%

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $149,500 Active 164 DOM
2. 2026-06-18
   days on market $149,500 Active 163 DOM
3. 2026-06-17
   days on market $149,500 Active 162 DOM
4. 2026-06-16
   days on market $149,500 Active 161 DOM
5. 2026-06-15
   days on market $149,500 Active 160 DOM
6. 2026-06-14
   days on market $149,500 Active 158 DOM
7. 2026-06-13
   days on market $149,500 Active 157 DOM
8. 2026-06-10
   days on market $149,500 Active 155 DOM
9. 2026-06-09
   days on market $149,500 Active 154 DOM
10. 2026-06-08
    days on market $149,500 Active 153 DOM
11. 2026-06-07
    days on market $149,500 Active 152 DOM
12. 2026-06-05
    days on market $149,500 Active 149 DOM
13. 2026-06-03
    days on market $149,500 Active 148 DOM
14. 2026-06-02
    days on market $149,500 Active 147 DOM
15. 2026-06-01
    days on market $149,500 Active 146 DOM
16. 2026-05-31
    days on market $149,500 Active 145 DOM
17. 2026-05-30
    days on market $149,500 Active 144 DOM
18. 2026-04-04
    price $149,500 439-char remark

    Show marketing remark (439 chars)

    Endless potential in Hawkins ISD! This 3-bedroom, 2-bath home is located in a quiet neighborhood and offers a split-bedroom floor plan with a large primary suite and private ensuite. The kitchen features stainless Samsung appliances, including the refrigerator. Conveniently located near Lake Hawkins, Tyler State Park, and I-20 for easy travel to Tyler, Shreveport, or Dallas. Priced to sell, bring all offers and make this home your own!

19. 2026-01-06
    listed $160,000 Active 439-char remark

    Show marketing remark (439 chars)

    Endless potential in Hawkins ISD! This 3-bedroom, 2-bath home is located in a quiet neighborhood and offers a split-bedroom floor plan with a large primary suite and private ensuite. The kitchen features stainless Samsung appliances, including the refrigerator. Conveniently located near Lake Hawkins, Tyler State Park, and I-20 for easy travel to Tyler, Shreveport, or Dallas. Priced to sell, bring all offers and make this home your own!

20. 2025-10-31
    historical
21. 2025-08-29
    price $160,000
22. 2025-06-24
    price $160,000
23. 2025-06-24
    price $160,000
24. 2025-06-06
    price $169,900
25. 2025-05-08
    price $169,900
26. 2025-05-08
    price $169,900
27. 2025-03-16
    listed $174,900 Active
28. 2025-03-16
    listed $174,900 Active
29. 2017-07-12
    soldstatus
30. 2017-06-30
    soldstatus
31. 2017-05-25
    listed $105,000
32. 2015-08-17
    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: $3,269 · $272/mo
• Projected year-2 tax: $3,269 · $272/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,089
• − Mortgage interest: −$8,374
• − Property taxes: −$3,269
• − Insurance: −$748
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$4,349
• Taxable income: $1,815
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $3,590/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: Hawkins ISD
• NCES district ID: 4822770
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $43,119
• Composite: 35.91/100
• National rank: #4809
• State rank: #339 of 826 in TX

Livability — Hawkins

• Score: 73/100
• State rank: #196
• US rank: #4982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawkins, TX
• Population (ZIP): 8,195

Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.10%
• Current HPI: 236.7688
• 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

+42.4% since first listed

15 events — show timeline

• 2026-04-04 Price Changed $149,500 GTAR
• 2026-01-06 Listed $160,000 GTAR
• 2025-10-31 Listing Removed — NTREIS
• 2025-08-29 Price Changed $160,000 NTREIS
• 2025-06-24 Price Changed $160,000 LAAR
• 2025-06-24 Price Changed $160,000 GTAR
• 2025-06-06 Price Changed $169,900 LAAR
• 2025-05-08 Price Changed $169,900 NTREIS
• 2025-05-08 Price Changed $169,900 GTAR
• 2025-03-16 Listed $174,900 NTREIS
• 2025-03-16 Listed $174,900 LAAR
• 2017-07-12 Sold (Public Records) — Public Records
• 2017-06-30 Sold (MLS) — GTAR
• 2017-05-25 Listed $105,000 GTAR
• 2015-08-17 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,269 · +10.3% YoY. Source: county tax records.