311 S Chestnut Hall St · Hallsville, TX 75650

$184,500

3 bd · 2.0 ba · 2,042 sqft · SingleFamily public records · 132 Days on market

Built 1954 0.41 ac lot $90/sqft · 56% below area ↓ 14% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT NEW LISTING, 3 BEDROOM 2 BATH ON CORNER LOT IN AWARD WINNING HALLSVILLE SCHOOLS. LARGE LOT, HARDWOOD FLOORS, OPEN DEN AND KITCHEN, 2ND LIVING AREA OR GAMEROOM. WALKING DISTANCE TO SCHOOLS.

Key facts

• 2nd living area
• Open den and kitchen
• Corner lot

Tags

• CORNER LOT
• HARDWOOD FLOORS
• OPEN DEN AND KITCHEN
• 2ND LIVING AREA
• WALKING DISTANCE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $184k).
• Recommended offer: $162k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#117 in TX, #3,765 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Hallsville ISD (town): math 30% / reading 40% proficiency, ranked #490 of 826 in TX (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 168 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 85 units permitted in Harrison County in 2024 (15 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 $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; moderate 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 $162,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1954 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.54% ✓
• Cap rate: 12.92%
• Cash-on-cash: 23.66%
• DSCR: 2.05
• GRM: 5.4

CMA / ARV

• ARV (median comp): $414,822
• List price: $184,500
• Delta: -55.52%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 S Cypress St	0.05mi	2/1.0 (-1)	1,848 (-10%)	6mo	$93,999	$51	67

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: 16.8%
• Equity multiple: 1.68×
• Total profit: $34,991
• Equity at exit: $27,510

10-year hold

• IRR: 25.3%
• Equity multiple: 3.21×
• Total profit: $114,071
• Equity at exit: $15,952

Cash invested: $51,660 (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 75650

• Home prices YoY: -27.9%
• Active inventory: 168
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,850 medium
• Mortgage (P&I): −$968
• Tax from tax record: −$189 /mo · $2,263/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $1,019

Break-even live

Break-even rent $1,561

Max offer price $184,500

Occupancy floor 59%

Sensitivity live

Price	-10% $1,123	-5% $1,071	+0% $1,019	+5% $966	+10% $914
Rent	-10% $793	-5% $906	+0% $1,019	+5% $1,131	+10% $1,244
Rate	-1.0pp $1,111	-0.5pp $1,065	base $1,019	+0.5pp $971	+1.0pp $922

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: $46,125
• Closing costs: $5,535
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 S Cypress St Hallsville, TX	4.0	2.0	1958	$2,850	$1.46	45d	1	0.23mi

Listing history 22 events

1. 2026-06-21
   days on market $184,500 Active 132 DOM
2. 2026-06-19
   days on market $184,500 Active 130 DOM
3. 2026-06-18
   days on market $184,500 Active 129 DOM
4. 2026-06-17
   days on market $184,500 Active 128 DOM
5. 2026-06-16
   days on market $184,500 Active 127 DOM
6. 2026-06-15
   days on market $184,500 Active 126 DOM
7. 2026-06-14
   days on market $184,500 Active 124 DOM
8. 2026-06-13
   days on market $184,500 Active 123 DOM
9. 2026-06-10
   days on market $184,500 Active 121 DOM
10. 2026-06-09
    days on market $184,500 Active 120 DOM
11. 2026-06-08
    days on market $184,500 Active 119 DOM
12. 2026-06-07
    days on market $184,500 Active 118 DOM
13. 2026-06-05
    days on market $184,500 Active 115 DOM
14. 2026-06-02
    days on market $184,500 Active 113 DOM
15. 2026-06-01
    days on market $184,500 Active 112 DOM
16. 2026-05-31
    days on market $184,500 Active 111 DOM
17. 2026-05-30
    days on market $184,500 Active 110 DOM
18. 2026-03-17
    price $184,500 194-char remark

    Show marketing remark (194 chars)

    GREAT NEW LISTING, 3 BEDROOM 2 BATH ON CORNER LOT IN AWARD WINNING HALLSVILLE SCHOOLS. LARGE LOT, HARDWOOD FLOORS, OPEN DEN AND KITCHEN, 2ND LIVING AREA OR GAMEROOM. WALKING DISTANCE TO SCHOOLS.

19. 2026-02-13
    status Active 194-char remark

    Show marketing remark (194 chars)

    GREAT NEW LISTING, 3 BEDROOM 2 BATH ON CORNER LOT IN AWARD WINNING HALLSVILLE SCHOOLS. LARGE LOT, HARDWOOD FLOORS, OPEN DEN AND KITCHEN, 2ND LIVING AREA OR GAMEROOM. WALKING DISTANCE TO SCHOOLS.

20. 2025-10-15
    listed $215,000 Active 194-char remark

    Show marketing remark (194 chars)

    GREAT NEW LISTING, 3 BEDROOM 2 BATH ON CORNER LOT IN AWARD WINNING HALLSVILLE SCHOOLS. LARGE LOT, HARDWOOD FLOORS, OPEN DEN AND KITCHEN, 2ND LIVING AREA OR GAMEROOM. WALKING DISTANCE TO SCHOOLS.

21. 2006-06-07
    soldstatus
22. 2000-06-30
    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: $2,263 · $189/mo
• Projected year-2 tax: $3,376 · $281/mo
• Expected delta: +$1,114/yr (+$93/mo · 49.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,200
• − Mortgage interest: −$10,335
• − Property taxes: −$2,263
• − Insurance: −$922
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − Depreciation: −$5,367
• Taxable income: $9,841
• Est. tax owed @ 24.0%: −$2,362
• After-tax cash flow: $9,861/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: Hallsville ISD
• NCES district ID: 4822170
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $57,770
• Composite: 31.05/100
• National rank: #6081
• State rank: #490 of 826 in TX

Livability — Hallsville

• Score: 76/100
• State rank: #117
• US rank: #3765

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hallsville, TX
• Population (ZIP): 10,233

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 8% Black 6% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 3% Italian 2% Iranian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.30%
• Current HPI: 163.1524
• 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

-14.2% since first listed

5 events — show timeline

• 2026-03-17 Price Changed $184,500 LAAR
• 2026-02-13 Relisted — LAAR
• 2025-10-15 Listed $215,000 LAAR
• 2006-06-07 Sold (Public Records) — Public Records
• 2000-06-30 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,263 · +17.0% YoY. Source: county tax records.