370 B & B Ln · Hallsville, TX 75650

$389,888

4 bd · 3.0 ba · 2,473 sqft · SingleFamily public records · 99 Days on market

Built 1984 2.01 ac lot $158/sqft · 15% below area Est $461k · 15% under ↓ 8% since listing

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Why this score? — see what drove the D 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 +14.5/15.0
• Cash flow +10.5/30.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on 2 acres in Hallsville ISD, this beautifully updated 4-bedroom, 3-bath home offers approximately 2,473 square feet of comfortable living space with room to spread out! The home features two living areas, including a main living room with vaulted ceilings and a cozy wood-burning fireplace. Spacious bedrooms and abundant closet space provide plenty of storage throughout. The kitchen is a standout with updated granite countertops, double ovens, and travertine flooring, making it both functional and stylish. The primary suite is split from the other bedrooms for added privacy and has been updated with granite countertops and travertine flooring. Bath two located closest to two guest bedrooms also have granite and travertine flooring a tub surround! The fourth bedroom offers incredible flexibility and could easily serve as a mother-in-law suite or private guest quarters, complete with its own bedroom, bathroom, living area, and separate exterior entrance from the driveway—perfect for guests, extended family, or a college-aged student. Outside, you’ll enjoy the fully fenced 2-acre property featuring a greenhouse, carport/workshop area, and a large patio ideal for relaxing or entertaining. The property also includes well water for the yard with spigots in both the front and back, while the home itself is on public/co-op water. A major bonus: the roof is approximately 2 years old! Conveniently located close to Hallsville schools, this property offers space, updates, and versatility in a desirable location.

Key facts

• Travertine flooring
• Split primary suite
• 2 acres

Tags

• 2 ACRES
• TWO LIVING AREAS
• UPDATED GRANITE COUNTERTOPS
• DOUBLE OVENS
• TRAVERTINE FLOORING
• SPLIT PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $354k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (26.9% below list).
• Recommended offer: $285k (26.9% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Hallsville H S (math 66% / reading 70%, grade B, #150 of 1,632 statewide, top 10%, 1,456 students, 40% FRL) — zoned schools at 40% FRL track the district average.
• Zoned-school proficiency averages 68% at this address vs 35% district-wide (+33 pts) — the actual schools serving this property are materially stronger than the Hallsville ISD average implies; a family-tenant draw the district grade alone would hide.
• 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($355k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $285,000 (26.9% 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 99 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.73% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.20%
• DSCR: 0.90
• GRM: 11.4

CMA / ARV

• ARV (median comp): $461,320
• List price: $389,888
• Delta: -15.48%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.0%
• Equity multiple: 0.30×
• Total profit: $-76,048
• Equity at exit: $58,134

10-year hold

• IRR: -13.0%
• Equity multiple: 0.24×
• Total profit: $-83,086
• Equity at exit: $33,710

Cash invested: $109,169 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,850 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$245 /mo · $2,938/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-200

Break-even live

Break-even rent $3,104

Max offer price $354,488

Occupancy floor —

Sensitivity live

Price	-10% $20	-5% $-90	+0% $-200	+5% $-311	+10% $-421
Rent	-10% $-426	-5% $-313	+0% $-200	+5% $-88	+10% $25
Rate	-1.0pp $-4	-0.5pp $-101	base $-200	+0.5pp $-301	+1.0pp $-404

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: $97,472
• Closing costs: $11,697
• 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	1.11mi

Listing history 21 events

1. 2026-06-21
   days on market $389,888 Active 99 DOM
2. 2026-06-19
   days on market $389,888 Active 97 DOM
3. 2026-06-18
   days on market $389,888 Active 96 DOM
4. 2026-06-17
   days on market $389,888 Active 95 DOM
5. 2026-06-16
   days on market $389,888 Active 94 DOM
6. 2026-06-15
   days on market $389,888 Active 93 DOM
7. 2026-06-14
   days on market $389,888 Active 91 DOM
8. 2026-06-13
   days on market $389,888 Active 90 DOM
9. 2026-06-10
   days on market $389,888 Active 88 DOM
10. 2026-06-09
    days on market $389,888 Active 87 DOM
11. 2026-06-08
    days on market $389,888 Active 86 DOM
12. 2026-06-07
    days on market $389,888 Active 85 DOM
13. 2026-06-05
    days on market $389,888 Active 82 DOM
14. 2026-06-02
    days on market $389,888 Active 80 DOM
15. 2026-06-01
    days on market $389,888 Active 79 DOM
16. 2026-05-31
    days on market $389,888 Active 78 DOM
17. 2026-05-30
    days on market $389,888 Active 77 DOM
18. 2026-05-03
    price $389,888 1546-char remark

    Show marketing remark (1546 chars)

    Situated on 2 acres in Hallsville ISD, this beautifully updated 4-bedroom, 3-bath home offers approximately 2,473 square feet of comfortable living space with room to spread out! The home features two living areas, including a main living room with vaulted ceilings and a cozy wood-burning fireplace. Spacious bedrooms and abundant closet space provide plenty of storage throughout. The kitchen is a standout with updated granite countertops, double ovens, and travertine flooring, making it both functional and stylish. The primary suite is split from the other bedrooms for added privacy and has been updated with granite countertops and travertine flooring. Bath two located closest to two guest bedrooms also have granite and travertine flooring a tub surround! The fourth bedroom offers incredible flexibility and could easily serve as a mother-in-law suite or private guest quarters, complete with its own bedroom, bathroom, living area, and separate exterior entrance from the driveway—perfect for guests, extended family, or a college-aged student. Outside, you’ll enjoy the fully fenced 2-acre property featuring a greenhouse, carport/workshop area, and a large patio ideal for relaxing or entertaining. The property also includes well water for the yard with spigots in both the front and back, while the home itself is on public/co-op water. A major bonus: the roof is approximately 2 years old! Conveniently located close to Hallsville schools, this property offers space, updates, and versatility in a desirable location.

19. 2026-04-02
    price $409,888 1546-char remark

    Show marketing remark (1546 chars)

    Situated on 2 acres in Hallsville ISD, this beautifully updated 4-bedroom, 3-bath home offers approximately 2,473 square feet of comfortable living space with room to spread out! The home features two living areas, including a main living room with vaulted ceilings and a cozy wood-burning fireplace. Spacious bedrooms and abundant closet space provide plenty of storage throughout. The kitchen is a standout with updated granite countertops, double ovens, and travertine flooring, making it both functional and stylish. The primary suite is split from the other bedrooms for added privacy and has been updated with granite countertops and travertine flooring. Bath two located closest to two guest bedrooms also have granite and travertine flooring a tub surround! The fourth bedroom offers incredible flexibility and could easily serve as a mother-in-law suite or private guest quarters, complete with its own bedroom, bathroom, living area, and separate exterior entrance from the driveway—perfect for guests, extended family, or a college-aged student. Outside, you’ll enjoy the fully fenced 2-acre property featuring a greenhouse, carport/workshop area, and a large patio ideal for relaxing or entertaining. The property also includes well water for the yard with spigots in both the front and back, while the home itself is on public/co-op water. A major bonus: the roof is approximately 2 years old! Conveniently located close to Hallsville schools, this property offers space, updates, and versatility in a desirable location.

20. 2026-03-14
    listed $424,888 Active 1546-char remark

    Show marketing remark (1546 chars)

    Situated on 2 acres in Hallsville ISD, this beautifully updated 4-bedroom, 3-bath home offers approximately 2,473 square feet of comfortable living space with room to spread out! The home features two living areas, including a main living room with vaulted ceilings and a cozy wood-burning fireplace. Spacious bedrooms and abundant closet space provide plenty of storage throughout. The kitchen is a standout with updated granite countertops, double ovens, and travertine flooring, making it both functional and stylish. The primary suite is split from the other bedrooms for added privacy and has been updated with granite countertops and travertine flooring. Bath two located closest to two guest bedrooms also have granite and travertine flooring a tub surround! The fourth bedroom offers incredible flexibility and could easily serve as a mother-in-law suite or private guest quarters, complete with its own bedroom, bathroom, living area, and separate exterior entrance from the driveway—perfect for guests, extended family, or a college-aged student. Outside, you’ll enjoy the fully fenced 2-acre property featuring a greenhouse, carport/workshop area, and a large patio ideal for relaxing or entertaining. The property also includes well water for the yard with spigots in both the front and back, while the home itself is on public/co-op water. A major bonus: the roof is approximately 2 years old! Conveniently located close to Hallsville schools, this property offers space, updates, and versatility in a desirable location.

21. 1998-09-25
    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: $2,938 · $245/mo
• Projected year-2 tax: $7,135 · $595/mo
• Expected delta: +$4,197/yr (+$350/mo · 142.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: −$21,840
• − Property taxes: −$2,938
• − Insurance: −$1,949
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − Depreciation: −$11,342
• Taxable loss: −$9,341
• Est. tax savings @ 24.0%: +$2,242
• After-tax cash flow: $-163/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

• 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

-8.2% since first listed

4 events — show timeline

• 2026-05-03 Price Changed $389,888 LAAR
• 2026-04-02 Price Changed $409,888 LAAR
• 2026-03-14 Listed $424,888 LAAR
• 1998-09-25 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $2,938 · +7.6% YoY. Source: county tax records.