2001 E 20th · Hooks, TX 75561

$550,000

60 bd · 100.0 ba · 4,075 sqft · MultiFamily public records · 685 Days on market

Built 1982 1.00 ac lot ↓ 8% 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
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 10 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Discover a prime investment opportunity in Hooks, TX! This fully occupied, newly renovated, and stabilized apartment building is the perfect addition to your portfolio. Located at the corner of Hwy 82 & East 20th, this 10-unit property boasts 100% occupancy, thanks to the abundant employment opportunities nearby. Renovated in 2022 & 2023, this building promises low repairs and maintenance costs for years to come. DonGt miss your chance to invest in a property that offers both immediate and long-term returns. Secure your investment in this thriving community today!

Key facts

• 1 acre lot
• Built 1982
• Listed 684 days

What this means for you Summary

Snapshot

• This is a 10 × 6-bed/1.0-bath units multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $5k ($56k/yr) — positive. Per door: $465/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $550k).
• Recommended offer: $484k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#819 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: schools C-, amenities F, commute F.
• Hooks ISD (town): math 46% / reading 50% proficiency, ranked #226 of 826 in TX (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $154k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 685 days — a 12% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $484,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 685 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.84% ✓
• Cap rate: 16.71%
• Cash-on-cash: 37.19%
• DSCR: 2.65
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.9%
• Equity multiple: 2.34×
• Total profit: $206,774
• Equity at exit: $82,007

10-year hold

• IRR: 39.0%
• Equity multiple: 4.64×
• Total profit: $560,707
• Equity at exit: $47,554

Cash invested: $154,000 (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 75561

• Home prices YoY: -8.4%
• Active inventory: 65
• Price-to-rent: 45.3×

Monthly cashflow live

• Estimated rent: $10,110 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$100 /mo · $1,204/yr
• Insurance: −$229
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,123
• Net cashflow: $4,648

Break-even live

Break-even rent $4,227

Max offer price $550,000

Occupancy floor 49%

Sensitivity live

Price	-10% $4,959	-5% $4,804	+0% $4,648	+5% $4,492	+10% $3,681
Rent	-10% $3,849	-5% $4,249	+0% $4,648	+5% $5,047	+10% $5,447
Rate	-1.0pp $4,925	-0.5pp $4,788	base $4,648	+0.5pp $4,505	+1.0pp $4,360

10-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 10× units	6	1	$10,110
Total (10 units)			$10,110

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $550,000 Active 685 DOM
2. 2026-06-18
   days on market $550,000 Active 684 DOM
3. 2026-06-17
   days on market $550,000 Active 683 DOM
4. 2026-06-16
   days on market $550,000 Active 682 DOM
5. 2026-06-15
   days on market $550,000 Active 681 DOM
6. 2026-06-14
   days on market $550,000 Active 679 DOM
7. 2026-06-13
   days on market $550,000 Active 678 DOM
8. 2026-06-10
   days on market $550,000 Active 676 DOM
9. 2026-06-09
   days on market $550,000 Active 675 DOM
10. 2026-06-08
    days on market $550,000 Active 674 DOM
11. 2026-06-07
    days on market $550,000 Active 673 DOM
12. 2026-06-05
    days on market $550,000 Active 670 DOM
13. 2026-06-03
    days on market $550,000 Active 669 DOM
14. 2026-06-02
    days on market $550,000 Active 668 DOM
15. 2026-06-01
    days on market $550,000 Active 667 DOM
16. 2026-05-31
    days on market $550,000 Active 666 DOM
17. 2026-05-30
    days on market $550,000 Active 665 DOM
18. 2026-02-11
    price $550,000 582-char remark

    Show marketing remark (582 chars)

    Discover a prime investment opportunity in Hooks, TX! This fully occupied, newly renovated, and stabilized apartment building is the perfect addition to your portfolio. Located at the corner of Hwy 82 & East 20th, this 10-unit property boasts 100% occupancy, thanks to the abundant employment opportunities nearby. Renovated in 2022 & 2023, this building promises low repairs and maintenance costs for years to come. DonGt miss your chance to invest in a property that offers both immediate and long-term returns. Secure your investment in this thriving community today!

19. 2025-05-27
    listed $575,000 Active
20. 2025-04-24
    price $575,000 582-char remark

    Show marketing remark (582 chars)

    Discover a prime investment opportunity in Hooks, TX! This fully occupied, newly renovated, and stabilized apartment building is the perfect addition to your portfolio. Located at the corner of Hwy 82 & East 20th, this 10-unit property boasts 100% occupancy, thanks to the abundant employment opportunities nearby. Renovated in 2022 & 2023, this building promises low repairs and maintenance costs for years to come. DonGt miss your chance to invest in a property that offers both immediate and long-term returns. Secure your investment in this thriving community today!

21. 2024-07-30
    listed $600,000 Active 582-char remark

    Show marketing remark (582 chars)

    Discover a prime investment opportunity in Hooks, TX! This fully occupied, newly renovated, and stabilized apartment building is the perfect addition to your portfolio. Located at the corner of Hwy 82 & East 20th, this 10-unit property boasts 100% occupancy, thanks to the abundant employment opportunities nearby. Renovated in 2022 & 2023, this building promises low repairs and maintenance costs for years to come. DonGt miss your chance to invest in a property that offers both immediate and long-term returns. Secure your investment in this thriving community today!

ⓘ 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: $1,204 · $100/mo
• Projected year-2 tax: $10,065 · $839/mo
• Expected delta: +$8,861/yr (+$738/mo · 736.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $121,320
• − Mortgage interest: −$30,809
• − Property taxes: −$1,204
• − Insurance: −$4,252
• − Repairs & maintenance: −$9,706
• − Management: −$9,706
• − Depreciation: −$16,000
• Taxable income: $49,644
• Est. tax owed @ 24.0%: −$11,914
• After-tax cash flow: $43,861/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: Hooks ISD
• NCES district ID: 4823490
• Math proficiency: 46% ▼ -9.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $42,354
• Composite: 40.38/100
• National rank: #3734
• State rank: #226 of 826 in TX

Livability — Hooks

• Score: 64/100
• State rank: #819
• US rank: #14861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hooks, TX
• Population (ZIP): 4,954

Population outlook (Bowie County) Hauer SSP2

• Today (2025): 94,699 people
• By 2030: 94,824 · +0.1%
• By 2040: 94,870 · +0.2%
• By 2050: 93,686 · -1.1%
• By 2075: 90,082 · -4.9%
• By 2100: 76,579 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 16% Hispanic / Latino 8% Two or more races 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% European 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Bowie

• 2024 margin: Solid R (+48.7) · D 25.3% · R 74.0%
• 2008→2024 swing: -10.8pp toward R · 2008: -37.9pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+42.8 2016: R+46.6 2012: R+41.5 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.29%
• Current HPI: 154.9243
• 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

-8.3% since first listed

4 events — show timeline

• 2026-02-11 Price Changed $550,000 TBOR
• 2025-05-27 Listed $575,000 LAAR
• 2025-04-24 Price Changed $575,000 TBOR
• 2024-07-30 Listed $600,000 TBOR

Property tax history

+0.9%/yr

Latest (2017): $1,204 · +0.0% YoY. Source: county tax records.