711 O'Quinn Rd · Hudson, TX 75969

$135,000

2 bd · 1.0 ba · 900 sqft · Other · 24 Days on market

Built 1965 Poor condition

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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).

• Cash flow +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Appreciation +4.9/10.0
• 1% rule +4.7/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Great starter home for a young and energetic family. Please call for any questions. ..

Key facts

• Built 1965
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $135k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (2.9% below list).
• Recommended offer: $131k (2.9% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.0% in Hudson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#791 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Central ISD (rural): math 41% / reading 45% proficiency, ranked #294 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 120 units permitted in Angelina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $598 of equity ($933 loan paydown + $-335 appreciation (-0.2% local appreciation)).

Negotiation context

• It's been on market 24 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Recommended offer $131,063 (2.9% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.25%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.03×
• Total profit: $1,028
• Equity at exit: $37,532

10-year hold

• IRR: 6.4%
• Equity multiple: 1.67×
• Total profit: $25,337
• Equity at exit: $43,805

Cash invested: $37,800 (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 75969

• Home prices YoY: -0.1%
• Active inventory: 31
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $102

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 87%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $135,000 Active 24 DOM
2. 2026-06-18
   days on market $135,000 Active 23 DOM
3. 2026-06-17
   days on market $135,000 Active 22 DOM
4. 2026-06-16
   pricedays on market $135,000 Active 21 DOM
5. 2026-06-15
   days on market $140,000 Active 20 DOM
6. 2026-06-14
   days on market $140,000 Active 18 DOM
7. 2026-06-13
   days on market $140,000 Active 17 DOM
8. 2026-06-10
   days on market $140,000 Active 15 DOM
9. 2026-06-09
   days on market $140,000 Active 14 DOM
10. 2026-06-08
    days on market $140,000 Active 13 DOM
11. 2026-06-07
    days on market $140,000 Active 12 DOM
12. 2026-06-05
    days on market $140,000 Active 9 DOM
13. 2026-06-03
    days on market $140,000 Active 8 DOM
14. 2026-06-02
    days on market $140,000 Active 7 DOM
15. 2026-06-01
    days on market $140,000 Active 6 DOM
16. 2026-05-31
    days on market $140,000 Active 5 DOM
17. 2026-05-30
    days on market $140,000 Active 4 DOM
18. 2026-05-26
    listed $140,000 Active

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

Taxation est. · year 1

• Rental income: $15,728
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$3,927
• Taxable loss: −$978
• Est. tax savings @ 24.0%: +$235
• After-tax cash flow: $1,464/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including a new roof, siding and paint, and landscaping. Significant investment is needed to bring the home up to a marketable condition.

Repairs flagged

• Major roof — The roof appears old and possibly leaking.
• Major exterior siding — The siding is peeling and in need of replacement.
• Major exterior paint — The paint is peeling and in need of repainting.
• Major landscaping — The landscaping is sparse and overgrown.

Value-add opportunities

• Both roof replacement — A new roof will significantly improve the home's appearance and functionality, making it more attractive for both resale and rental.
• Both exterior siding and paint — Updating the siding and repainting will enhance the home's curb appeal and make it more marketable.
• Both landscaping — A well-maintained and aesthetically pleasing landscape will increase the home's value and appeal to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears old and possibly leaking.	Major	$15,000–50,000
exterior siding · The siding is peeling and in need of replacement.	Major	$15,000–50,000
exterior paint · The paint is peeling and in need of repainting.	Major	$15,000–50,000
landscaping · The landscaping is sparse and overgrown.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both roof replacement — A new roof will significantly improve the home's appearance and functionality, making it more attractive for both resale and rental. ↑
• Both exterior siding and paint — Updating the siding and repainting will enhance the home's curb appeal and make it more marketable. ↑
• Both landscaping — A well-maintained and aesthetically pleasing landscape will increase the home's value and appeal to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Central ISD
• NCES district ID: 4813500
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 45% ▼ -2.00%
• Median HH income: $52,994
• Composite: 37.26/100
• National rank: #4458
• State rank: #294 of 826 in TX

Livability — Hudson

• Score: 64/100
• State rank: #791
• US rank: #14441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,606

Population outlook (Angelina County) Hauer SSP2

• Today (2025): 90,174 people
• By 2030: 90,697 · +0.6%
• By 2040: 91,291 · +1.2%
• By 2050: 91,168 · +1.1%
• By 2075: 88,961 · -1.3%
• By 2100: 80,590 · -10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Black 5% Two or more races 5%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Angelina

• 2024 margin: Solid R (+52.0) · D 23.7% · R 75.7%
• 2008→2024 swing: -17.0pp toward R · 2008: -35.0pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+46.1 2016: R+47.3 2012: R+43.9 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.25%
• Current HPI: 235.2344
• 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

1 event — show timeline

• 2026-05-26 Listed $140,000 FSBO.com