5283 S Cr 2869 · Hawkins, TX 75765

$245,000

4 bd · 2.0 ba · 1,444 sqft · SingleFamily · 117 Days on market

Built 1985 3.00 ac lot ↓ 4% 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).

• Cash flow +10.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming country home on a spacious lot. A serene and private retreat just minutes from downtown Hawkins. Nestled on a generous parcel of land, this home offers a perfect blend of rural peace and convenient access to town amenities. Enjoy your morning coffee on the large, covered back porch. Property Highlights Quiet, scenic setting on a spacious lot — ideal for gardening, outdoor hobbies, or simply enjoying wide-open skies. Full RV hook ups available. Easy access via S FM 2869 from US-80, making the commute to Hawkins, nearby towns, and major roads straightforward. A home with potential — bring your vision for updates or enjoy existing features with room to grow. Flexible layout possibilities: plenty of space to create outdoor living areas, shaded spots, or additional outbuildings if desired. Why You’ll Love It This property is perfect for buyers seeking a peaceful lifestyle without sacrificing closeness to town conveniences. Whether you’re seeking a long-term residence, a weekend retreat, or a land-rich opportunity, 5283 S FM 2869 combines rural charm with real-world practicality. Don’t miss your chance — this unique property offers rare privacy in a great location. Schedule your private showing today and imagine the possibilities!

Key facts

• Full rv hook ups
• Spacious lot
• Quiet scenic setting

Tags

• SPACIOUS LOT
• PRIVATE RETREAT
• LARGE COVERED BACK PORCH
• FULL RV HOOK UPS
• QUIET SCENIC SETTING
• FLEXIBLE LAYOUT POSSIBILITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (18.4% below list).
• Recommended offer: $200k (18.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#196 in TX, #4,982 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F, employment D-.
• Hawkins ISD (rural): math 42% / reading 43% proficiency, ranked #339 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hawkins El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 383 students, 64% FRL); Hawkins H S / Middle (math 39% / reading 42%, grade F, #798 of 1,632 statewide, top 49%, 386 students, 59% FRL).
• Market conditions: 219 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $8k appreciation (3.1% local appreciation)).
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($223k) 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $200,000 (18.4% 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 117 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D-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. 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?
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: 0.82% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.98%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.28×
• Total profit: $19,399
• Equity at exit: $111,496

10-year hold

• IRR: 8.0%
• Equity multiple: 2.22×
• Total profit: $83,677
• Equity at exit: $172,872

Cash invested: $68,600 (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 75765

• Home prices YoY: 1.3%
• Active inventory: 219
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-180

Break-even live

Break-even rent $2,227

Max offer price $219,012

Occupancy floor —

Sensitivity live

Price	-10% $-10	-5% $-95	+0% $-180	+5% $-264	+10% $-349
Rent	-10% $-338	-5% $-259	+0% $-180	+5% $-101	+10% $-22
Rate	-1.0pp $-56	-0.5pp $-117	base $-180	+0.5pp $-243	+1.0pp $-308

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 Private Road 7422 Unit 7422 Hawkins, TX	3.0	2.0	1200	$2,000	$1.67	46d	1	1.44mi

Listing history 6 events

1. 2026-03-29
   status Pending 1289-char remark

   Show marketing remark (1289 chars)

   Charming country home on a spacious lot. A serene and private retreat just minutes from downtown Hawkins. Nestled on a generous parcel of land, this home offers a perfect blend of rural peace and convenient access to town amenities. Enjoy your morning coffee on the large, covered back porch. Property Highlights Quiet, scenic setting on a spacious lot — ideal for gardening, outdoor hobbies, or simply enjoying wide-open skies. Full RV hook ups available. Easy access via S FM 2869 from US-80, making the commute to Hawkins, nearby towns, and major roads straightforward. A home with potential — bring your vision for updates or enjoy existing features with room to grow. Flexible layout possibilities: plenty of space to create outdoor living areas, shaded spots, or additional outbuildings if desired. Why You’ll Love It This property is perfect for buyers seeking a peaceful lifestyle without sacrificing closeness to town conveniences. Whether you’re seeking a long-term residence, a weekend retreat, or a land-rich opportunity, 5283 S FM 2869 combines rural charm with real-world practicality. Don’t miss your chance — this unique property offers rare privacy in a great location. Schedule your private showing today and imagine the possibilities!

2. 2026-03-29
   status Pending

   Show marketing remark (1289 chars)

   Charming country home on a spacious lot. A serene and private retreat just minutes from downtown Hawkins. Nestled on a generous parcel of land, this home offers a perfect blend of rural peace and convenient access to town amenities. Enjoy your morning coffee on the large, covered back porch. Property Highlights Quiet, scenic setting on a spacious lot — ideal for gardening, outdoor hobbies, or simply enjoying wide-open skies. Full RV hook ups available. Easy access via S FM 2869 from US-80, making the commute to Hawkins, nearby towns, and major roads straightforward. A home with potential — bring your vision for updates or enjoy existing features with room to grow. Flexible layout possibilities: plenty of space to create outdoor living areas, shaded spots, or additional outbuildings if desired. Why You’ll Love It This property is perfect for buyers seeking a peaceful lifestyle without sacrificing closeness to town conveniences. Whether you’re seeking a long-term residence, a weekend retreat, or a land-rich opportunity, 5283 S FM 2869 combines rural charm with real-world practicality. Don’t miss your chance — this unique property offers rare privacy in a great location. Schedule your private showing today and imagine the possibilities!

3. 2025-12-29
   price $245,000 1289-char remark

   Show marketing remark (1289 chars)

   Charming country home on a spacious lot. A serene and private retreat just minutes from downtown Hawkins. Nestled on a generous parcel of land, this home offers a perfect blend of rural peace and convenient access to town amenities. Enjoy your morning coffee on the large, covered back porch. Property Highlights Quiet, scenic setting on a spacious lot — ideal for gardening, outdoor hobbies, or simply enjoying wide-open skies. Full RV hook ups available. Easy access via S FM 2869 from US-80, making the commute to Hawkins, nearby towns, and major roads straightforward. A home with potential — bring your vision for updates or enjoy existing features with room to grow. Flexible layout possibilities: plenty of space to create outdoor living areas, shaded spots, or additional outbuildings if desired. Why You’ll Love It This property is perfect for buyers seeking a peaceful lifestyle without sacrificing closeness to town conveniences. Whether you’re seeking a long-term residence, a weekend retreat, or a land-rich opportunity, 5283 S FM 2869 combines rural charm with real-world practicality. Don’t miss your chance — this unique property offers rare privacy in a great location. Schedule your private showing today and imagine the possibilities!

4. 2025-12-29
   price $245,000

   Show marketing remark (1289 chars)

   Charming country home on a spacious lot. A serene and private retreat just minutes from downtown Hawkins. Nestled on a generous parcel of land, this home offers a perfect blend of rural peace and convenient access to town amenities. Enjoy your morning coffee on the large, covered back porch. Property Highlights Quiet, scenic setting on a spacious lot — ideal for gardening, outdoor hobbies, or simply enjoying wide-open skies. Full RV hook ups available. Easy access via S FM 2869 from US-80, making the commute to Hawkins, nearby towns, and major roads straightforward. A home with potential — bring your vision for updates or enjoy existing features with room to grow. Flexible layout possibilities: plenty of space to create outdoor living areas, shaded spots, or additional outbuildings if desired. Why You’ll Love It This property is perfect for buyers seeking a peaceful lifestyle without sacrificing closeness to town conveniences. Whether you’re seeking a long-term residence, a weekend retreat, or a land-rich opportunity, 5283 S FM 2869 combines rural charm with real-world practicality. Don’t miss your chance — this unique property offers rare privacy in a great location. Schedule your private showing today and imagine the possibilities!

5. 2025-12-01
   listed $255,000 Active 1289-char remark

   Show marketing remark (1289 chars)

   Charming country home on a spacious lot. A serene and private retreat just minutes from downtown Hawkins. Nestled on a generous parcel of land, this home offers a perfect blend of rural peace and convenient access to town amenities. Enjoy your morning coffee on the large, covered back porch. Property Highlights Quiet, scenic setting on a spacious lot — ideal for gardening, outdoor hobbies, or simply enjoying wide-open skies. Full RV hook ups available. Easy access via S FM 2869 from US-80, making the commute to Hawkins, nearby towns, and major roads straightforward. A home with potential — bring your vision for updates or enjoy existing features with room to grow. Flexible layout possibilities: plenty of space to create outdoor living areas, shaded spots, or additional outbuildings if desired. Why You’ll Love It This property is perfect for buyers seeking a peaceful lifestyle without sacrificing closeness to town conveniences. Whether you’re seeking a long-term residence, a weekend retreat, or a land-rich opportunity, 5283 S FM 2869 combines rural charm with real-world practicality. Don’t miss your chance — this unique property offers rare privacy in a great location. Schedule your private showing today and imagine the possibilities!

6. 2025-12-01
   listed $255,000 Active

   Show marketing remark (1289 chars)

   Charming country home on a spacious lot. A serene and private retreat just minutes from downtown Hawkins. Nestled on a generous parcel of land, this home offers a perfect blend of rural peace and convenient access to town amenities. Enjoy your morning coffee on the large, covered back porch. Property Highlights Quiet, scenic setting on a spacious lot — ideal for gardening, outdoor hobbies, or simply enjoying wide-open skies. Full RV hook ups available. Easy access via S FM 2869 from US-80, making the commute to Hawkins, nearby towns, and major roads straightforward. A home with potential — bring your vision for updates or enjoy existing features with room to grow. Flexible layout possibilities: plenty of space to create outdoor living areas, shaded spots, or additional outbuildings if desired. Why You’ll Love It This property is perfect for buyers seeking a peaceful lifestyle without sacrificing closeness to town conveniences. Whether you’re seeking a long-term residence, a weekend retreat, or a land-rich opportunity, 5283 S FM 2869 combines rural charm with real-world practicality. Don’t miss your chance — this unique property offers rare privacy in a great location. Schedule your private showing today and imagine the possibilities!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$2,022
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$7,127
• Taxable loss: −$6,389
• Est. tax savings @ 24.0%: +$1,533
• After-tax cash flow: $-622/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: Hawkins ISD
• NCES district ID: 4822770
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $43,119
• Composite: 35.91/100
• National rank: #4809
• State rank: #339 of 826 in TX

Livability — Hawkins

• Score: 73/100
• State rank: #196
• US rank: #4982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,195

Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.10%
• Current HPI: 236.7688
• 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

-3.9% since first listed

6 events — show timeline

• 2026-03-29 Pending — GTAR
• 2026-03-29 Pending — LAAR
• 2025-12-29 Price Changed $245,000 GTAR
• 2025-12-29 Price Changed $245,000 LAAR
• 2025-12-01 Listed $255,000 GTAR
• 2025-12-01 Listed $255,000 LAAR