9283 Largent Rd · Hull, TX 77519

$80,000

4 bd · 1.0 ba · 1,650 sqft · SingleFamily public records · 113 Days on market

Built 1982 $48/sqft · 92% below area

---

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 +7.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Livability +2.1/5.0

Listing remarks MLS

9283 Largent Road in Batson/HULL AREA is a four-bedroom, two-bathroom home situated on a 1.19-acre corner lot. The property is a fixer-upper and offers potential for buyers or investors looking for a renovation opportunity. The home is being sold as is, and the seller will not make any repairs. Showings are by appointment only. West Hardin ISD.

Key facts

• Corner lot
• Listed 113 days

Tags

• CORNER LOT
• RENOVATION OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/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: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 41/100 on livability (#1,599 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• West Hardin County CISD (rural): math 22% / reading 35% proficiency, ranked #664 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 358 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($553 loan paydown + $4k appreciation (4.8% local appreciation)).
• At projected returns (4.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, 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 113 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $80k implies a 452% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.67% ✓
• Cap rate: 13.27%
• Cash-on-cash: 24.91%
• DSCR: 2.11
• GRM: 5.0

CMA / ARV

• ARV (median comp): $1,428,492
• List price: $80,000
• Delta: -94.40%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

4.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.3%
• Equity multiple: 3.10×
• Total profit: $47,129
• Equity at exit: $44,306

10-year hold

• IRR: 32.8%
• Equity multiple: 6.24×
• Total profit: $117,432
• Equity at exit: $75,629

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 77519

• Home prices YoY: 4.8%
• Active inventory: 9
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,334 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$136 /mo · $1,630/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $465

Break-even live

Break-even rent $745

Max offer price $80,000

Occupancy floor 60%

Sensitivity live

Price	-10% $510	-5% $488	+0% $465	+5% $442	+10% $420
Rent	-10% $360	-5% $412	+0% $465	+5% $518	+10% $570
Rate	-1.0pp $505	-0.5pp $485	base $465	+0.5pp $444	+1.0pp $423

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 24 events

1. 2026-06-18
   days on market $80,000 Active 113 DOM
2. 2026-06-17
   days on market $80,000 Active 112 DOM
3. 2026-06-16
   days on market $80,000 Active 111 DOM
4. 2026-06-15
   days on market $80,000 Active 110 DOM
5. 2026-06-13
   days on market $80,000 Active 108 DOM
6. 2026-06-13
   days on market $80,000 Active 107 DOM
7. 2026-06-10
   price $80,000 Active 104 DOM
8. 2026-06-09
   days on market $90,000 Active 104 DOM
9. 2026-06-08
   days on market $90,000 Active 103 DOM
10. 2026-06-07
    days on market $90,000 Active 102 DOM
11. 2026-06-04
    days on market $90,000 Active 99 DOM
12. 2026-06-03
    days on market $90,000 Active 98 DOM
13. 2026-06-02
    days on market $90,000 Active 97 DOM
14. 2026-06-01
    days on market $90,000 Active 96 DOM
15. 2026-05-31
    days on market $90,000 Active 95 DOM
16. 2026-05-06
    price $90,000 346-char remark

    Show marketing remark (433 chars)

    9283 Largent Road in Batson/HULL AREA is a four-bedroom, two-bathroom home situated on a 1.19-acre corner lot. The property is a fixer-upper and offers potential for buyers or investors looking for a renovation opportunity. The home is being sold as is, and the seller will not make any repairs. Showings are by appointment only. For additional information please visit HUDHomestore. gov and enter Case #512-178144. West Hardin ISD.

17. 2026-05-06
    price $90,000 433-char remark

    Show marketing remark (433 chars)

    9283 Largent Road in Batson/HULL AREA is a four-bedroom, two-bathroom home situated on a 1.19-acre corner lot. The property is a fixer-upper and offers potential for buyers or investors looking for a renovation opportunity. The home is being sold as is, and the seller will not make any repairs. Showings are by appointment only. For additional information please visit HUDHomestore. gov and enter Case #512-178144. West Hardin ISD.

18. 2026-04-01
    price $105,000 346-char remark

    Show marketing remark (433 chars)

    9283 Largent Road in Batson/HULL AREA is a four-bedroom, two-bathroom home situated on a 1.19-acre corner lot. The property is a fixer-upper and offers potential for buyers or investors looking for a renovation opportunity. The home is being sold as is, and the seller will not make any repairs. Showings are by appointment only. For additional information please visit HUDHomestore. gov and enter Case #512-178144. West Hardin ISD.

19. 2026-04-01
    price $105,000 433-char remark

    Show marketing remark (433 chars)

    9283 Largent Road in Batson/HULL AREA is a four-bedroom, two-bathroom home situated on a 1.19-acre corner lot. The property is a fixer-upper and offers potential for buyers or investors looking for a renovation opportunity. The home is being sold as is, and the seller will not make any repairs. Showings are by appointment only. For additional information please visit HUDHomestore. gov and enter Case #512-178144. West Hardin ISD.

20. 2026-02-25
    price $115,000 433-char remark

    Show marketing remark (346 chars)

    9283 Largent Road in Batson/HULL AREA is a four-bedroom, two-bathroom home situated on a 1.19-acre corner lot. The property is a fixer-upper and offers potential for buyers or investors looking for a renovation opportunity. The home is being sold as is, and the seller will not make any repairs. Showings are by appointment only. West Hardin ISD.

21. 2026-02-25
    listed $115,000 Active 346-char remark

    Show marketing remark (346 chars)

    9283 Largent Road in Batson/HULL AREA is a four-bedroom, two-bathroom home situated on a 1.19-acre corner lot. The property is a fixer-upper and offers potential for buyers or investors looking for a renovation opportunity. The home is being sold as is, and the seller will not make any repairs. Showings are by appointment only. West Hardin ISD.

22. 2026-01-11
    listed $125,000 Active 433-char remark

    Show marketing remark (433 chars)

    9283 Largent Road in Batson/HULL AREA is a four-bedroom, two-bathroom home situated on a 1.19-acre corner lot. The property is a fixer-upper and offers potential for buyers or investors looking for a renovation opportunity. The home is being sold as is, and the seller will not make any repairs. Showings are by appointment only. For additional information please visit HUDHomestore. gov and enter Case #512-178144. West Hardin ISD.

23. 2015-02-19
    soldstatus
24. 2001-06-06
    soldstatus $14,500

ⓘ 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: $1,630 · $136/mo
• Projected year-2 tax: $1,630 · $136/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $16,006
• − Mortgage interest: −$4,481
• − Property taxes: −$1,630
• − Insurance: −$400
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$2,327
• Taxable income: $4,606
• Est. tax owed @ 24.0%: −$1,105
• After-tax cash flow: $4,474/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: West Hardin County CISD
• NCES district ID: 4845000
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $42,126
• Composite: 24.16/100
• National rank: #7740
• State rank: #664 of 826 in TX

Livability — Hull

• Score: 41/100
• State rank: #1599
• US rank: #27213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 556

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 57,780 people
• By 2030: 58,296 · +0.9%
• By 2040: 58,421 · +1.1%
• By 2050: 57,391 · -0.7%
• By 2075: 53,132 · -8.0%
• By 2100: 44,905 · -22.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 29% Greek 1%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+75.8) · D 11.9% · R 87.7%
• 2008→2024 swing: -14.6pp toward R · 2008: -61.2pp · 2024: -75.8pp
• All cycles: 2024: R+75.8 2020: R+73.8 2016: R+73.9 2012: R+67.6 2008: R+61.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.79%
• Current HPI: 105.574
• 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

+520.7% since first listed

9 events — show timeline

• 2026-05-06 Price Changed $90,000 HARMLS
• 2026-05-06 Price Changed $90,000 BBOR
• 2026-04-01 Price Changed $105,000 HARMLS
• 2026-04-01 Price Changed $105,000 BBOR
• 2026-02-25 Price Changed $115,000 BBOR
• 2026-02-25 Listed $115,000 HARMLS
• 2026-01-11 Listed $125,000 BBOR
• 2015-02-19 Sold (Public Records) — Public Records
• 2001-06-06 Sold (Public Records) $14,500 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,630 · +0.5% YoY. Source: county tax records.