367 W Allen St · Evant, TX 76525

$85,000

2 bd · 1.0 ba · 999 sqft · SingleFamily public records · 108 Days on market

Built 1970 9,583 sqft lot $85/sqft · 27% below area Est $116k · 27% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +11.4/30.0
• Appreciation +6.6/10.0
• 1% rule +3.7/10.0
• DSCR +3.3/10.0
• Schools +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2-bedroom, 1-bath brick home located in the heart of Evant, offering small-town living with great investment potential. This property features a spacious backyard perfect for outdoor activities, gardening, or entertaining, along with a convenient storage shed for extra space. An attached carport provides covered parking and added functionality. Additional highlights include city water and sewer services, and located within Evant ISD. Centrally positioned for easy access to surrounding communities—just 30 minutes from Gatesville, Hamilton, Lampasas, and Goldthwaite, and approximately one hour from Waco, Temple, Killeen, Copperas Cove, Brownwood, and Stephenville. Whether you're looking for a rental investment or project property to make your own, this home offers opportunity and potential in a convenient Central Texas location.

Key facts

• Evant isd
• Spacious backyard
• Attached carport

Tags

• SPACIOUS BACKYARD
• STORAGE SHED
• ATTACHED CARPORT
• CITY WATER
• CITY SEWER
• EVANT ISD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $-30 ($-362/yr) — negative.
• To cash-flow at today's rent, offer at most $80k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $74k (12.6% below list).
• Recommended offer: $74k (12.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#1,325 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Evant ISD (rural): math 35% / reading 35% proficiency, ranked #886 of 1,141 in TX (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 24 units permitted in Hamilton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.2% local appreciation)).
• Hamilton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,300 (12.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 9.5

CMA / ARV

• ARV (median comp): $116,099
• List price: $85,000
• Delta: -26.79%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

3.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.39×
• Total profit: $9,245
• Equity at exit: $39,176

10-year hold

• IRR: 9.4%
• Equity multiple: 2.45×
• Total profit: $34,555
• Equity at exit: $61,130

Cash invested: $23,800 (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 76525

• Home prices YoY: 2.4%
• Active inventory: 79
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $743 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$136 /mo · $1,632/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$156
• Net cashflow: $-30

Break-even live

Break-even rent $781

Max offer price $79,667

Occupancy floor 99%

Sensitivity live

Price	-10% $18	-5% $-6	+0% $-30	+5% $-54	+10% $-78
Rent	-10% $-89	-5% $-60	+0% $-30	+5% $-1	+10% $29
Rate	-1.0pp $13	-0.5pp $-9	base $-30	+0.5pp $-52	+1.0pp $-75

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
234 Putnam St Evant, TX	2.0	1.0	850	$743	$0.87	44d	1	0.49mi

Listing history 18 events

1. 2026-06-18
   days on market $85,000 Active 108 DOM
2. 2026-06-17
   days on market $85,000 Active 107 DOM
3. 2026-06-16
   days on market $85,000 Active 106 DOM
4. 2026-06-15
   days on market $85,000 Active 105 DOM
5. 2026-06-14
   days on market $85,000 Active 103 DOM
6. 2026-06-10
   days on market $85,000 Active 100 DOM
7. 2026-06-09
   days on market $85,000 Active 99 DOM
8. 2026-06-08
   days on market $85,000 Active 98 DOM
9. 2026-06-07
   days on market $85,000 Active 97 DOM
10. 2026-06-05
    days on market $85,000 Active 94 DOM
11. 2026-06-03
    days on market $85,000 Active 93 DOM
12. 2026-06-02
    days on market $85,000 Active 92 DOM
13. 2026-06-01
    days on market $85,000 Active 91 DOM
14. 2026-05-31
    days on market $85,000 Active 90 DOM
15. 2026-05-30
    days on market $85,000 Active 89 DOM
16. 2026-03-02
    listed $85,000 Active 844-char remark

    Show marketing remark (844 chars)

    2-bedroom, 1-bath brick home located in the heart of Evant, offering small-town living with great investment potential. This property features a spacious backyard perfect for outdoor activities, gardening, or entertaining, along with a convenient storage shed for extra space. An attached carport provides covered parking and added functionality. Additional highlights include city water and sewer services, and located within Evant ISD. Centrally positioned for easy access to surrounding communities—just 30 minutes from Gatesville, Hamilton, Lampasas, and Goldthwaite, and approximately one hour from Waco, Temple, Killeen, Copperas Cove, Brownwood, and Stephenville. Whether you're looking for a rental investment or project property to make your own, this home offers opportunity and potential in a convenient Central Texas location.

17. 2026-03-02
    listed $85,000 Active 844-char remark

    Show marketing remark (844 chars)

    2-bedroom, 1-bath brick home located in the heart of Evant, offering small-town living with great investment potential. This property features a spacious backyard perfect for outdoor activities, gardening, or entertaining, along with a convenient storage shed for extra space. An attached carport provides covered parking and added functionality. Additional highlights include city water and sewer services, and located within Evant ISD. Centrally positioned for easy access to surrounding communities—just 30 minutes from Gatesville, Hamilton, Lampasas, and Goldthwaite, and approximately one hour from Waco, Temple, Killeen, Copperas Cove, Brownwood, and Stephenville. Whether you're looking for a rental investment or project property to make your own, this home offers opportunity and potential in a convenient Central Texas location.

18. 2002-07-05
    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: $1,632 · $136/mo
• Projected year-2 tax: $1,632 · $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 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $8,916
• − Mortgage interest: −$4,761
• − Property taxes: −$1,632
• − Insurance: −$425
• − Repairs & maintenance: −$713
• − Management: −$713
• − Depreciation: −$2,473
• Taxable loss: −$1,802
• Est. tax savings @ 24.0%: +$432
• After-tax cash flow: $70/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: Evant ISD
• NCES district ID: 4818780
• Math proficiency: 35% ▲ 10.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $47,630
• Composite: 32.75/100
• National rank: #10768
• State rank: #886 of 1141 in TX

Livability — Evant

• Score: 56/100
• State rank: #1325
• US rank: #22816

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evant, TX
• Population (ZIP): 1,210

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 7,553 people
• By 2030: 7,212 · -4.5%
• By 2040: 6,566 · -13.1%
• By 2050: 5,976 · -20.9%
• By 2075: 5,077 · -32.8%
• By 2100: 4,196 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 16% Two or more races 13%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 7% Lithuanian 4% Slovak 4%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 8% German/W. Germanic 1%

Political lean MEDSL · Hamilton

• 2024 margin: Solid R (+71.3) · D 14.0% · R 85.3%
• 2008→2024 swing: -18.0pp toward R · 2008: -53.3pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+68.4 2016: R+71.4 2012: R+65.5 2008: R+53.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.20%
• Current HPI: 139.3219
• 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

+0.0% since first listed

3 events — show timeline

• 2026-03-02 Listed $85,000 NTREIS
• 2026-03-02 Listed $85,000 CTXMLS
• 2002-07-05 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,632 · +19.1% YoY. Source: county tax records.