1165 Attaway Rd · Sour Lake, TX 77659

$169,000

3 bd · 2.0 ba · 2,003 sqft · SingleFamily public records · 51 Days on market

Built 1953 3.00 ac lot Est $330k · 49% under ↓ 16% 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 1165 Attaway RD Road in Sour Lake, Texas! Situated on three beautifully cleared acres, this property offers the perfect blend of space, convenience, and potential. The property includes a 2,003 square foot fixer-upper home, making it a great opportunity for investors, flippers, or buyers ready to bring their vision to life. With the right updates, this home could be transformed into a beautiful country retreat. Located just two minutes from Sour Lake Elementary, the location is ideal for families looking to stay close to school and town amenities. Attaway Road is known as a very family-friendly road, adding to the welcoming feel of the area. Another great advantage is

Key facts

• City water
• Acreage living
• Three cleared acres

Tags

• THREE CLEARED ACRES
• CITY WATER
• CITY SEWER
• ACREAGE LIVING

Property features AI

Exterior

• Parking: 7-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residential property
• Exterior features: Composition roof; 3-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric central heating; Central air conditioning
• Interior features: Central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.9% in Sour Lake — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#352 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Hardin-Jefferson ISD (rural): math 54% / reading 49% proficiency, ranked #135 of 826 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 94 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 358 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $163,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.33% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.45%
• DSCR: 1.60
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $330,495
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1884 Attaway Rd	0.59mi	3/2.5	2,176 (+9%)	12mo	$360,000	$165	46

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

Projected returns pro-forma

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

5-year hold

• IRR: 3.5%
• Equity multiple: 1.14×
• Total profit: $6,471
• Equity at exit: $25,198

10-year hold

• IRR: 13.1%
• Equity multiple: 2.05×
• Total profit: $49,459
• Equity at exit: $14,612

Cash invested: $47,320 (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 77659

• Active inventory: 94
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$291 /mo · $3,487/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $530

Break-even live

Break-even rent $1,579

Max offer price $169,000

Occupancy floor 71%

Sensitivity live

Price	-10% $626	-5% $578	+0% $530	+5% $482	+10% $435
Rent	-10% $353	-5% $441	+0% $530	+5% $619	+10% $708
Rate	-1.0pp $615	-0.5pp $573	base $530	+0.5pp $486	+1.0pp $442

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 Holly Trl Sour Lake, TX	3.0	2.0	1810	$2,250	$1.24	22d	1	0.89mi

Listing history 4 events

1. 2026-05-02
   status Pending
2. 2026-04-29
   historical Active Under Contract
3. 2026-03-24
   price $169,000
4. 2026-03-12
   listed $200,000 Active

ⓘ 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: $3,487 · $291/mo
• Projected year-2 tax: $3,487 · $291/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $27,000
• − Mortgage interest: −$9,467
• − Property taxes: −$3,487
• − Insurance: −$845
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$4,916
• Taxable income: $3,965
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $5,412/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: Hardin-Jefferson ISD
• NCES district ID: 4822410
• Math proficiency: 54% ▼ -5.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $61,336
• Composite: 45.14/100
• National rank: #2682
• State rank: #135 of 826 in TX

Livability — Sour Lake

• Score: 70/100
• State rank: #352
• US rank: #7687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sour Lake, TX
• Population (ZIP): 5,847

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 9% Romanian 2% Slovak 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -103.72%
• Current HPI: 184.5266
• 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

-15.5% since first listed

4 events — show timeline

• 2026-05-02 Pending — BBOR
• 2026-04-29 Contingent — BBOR
• 2026-03-24 Price Changed $169,000 BBOR
• 2026-03-12 Listed $200,000 BBOR

Property tax history

+8.3%/yr

Latest (2025): $3,487 · +1.0% YoY. Source: county tax records.