802 N Hughes St · Howe, TX 75459

$195,000

3 bd · 1.5 ba · 1,376 sqft · SingleFamily public records · 65 Days on market

Built 1969 7,924 sqft lot Est $211k · 7% under

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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 +12.7/30.0
• ARV discount +10.8/15.0
• 1% rule +4.3/10.0
• Schools +4.3/10.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super cute family home in Howe! This home is on a tucked away in a little neighborhood. Perfect starter home! Good size rooms. Oversized living area is open to the dining and kitchen. Neutral paints. Good size front and back yard. Beautiful treed lot. Easy access to down town Howe and hwy 75. Great local family owned restaurants. Pictures coming tomorrow.

Key facts

• Functional design
• Ample cabinet space
• Near local schools

Tags

• GENEROUS BACKYARD
• AMPLE CABINET SPACE
• BRIGHT AND WELCOMING LAYOUT
• FUNCTIONAL DESIGN
• EASY ACCESS TO MAJOR HIGHWAYS
• NEAR LOCAL SCHOOLS

Property features AI

Finance

• Other: Subdivision: Northern Hills; County: Grayson; Directions: Please use GPS
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached garage with garage door opener; 1 covered parking space; 1 garage space
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Preowned (built in 1969); Property not attached
• Construction: Built in 1969
• Exterior features: High fence

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Pantry
• Bedrooms: 3 bedrooms (all on first floor)
• Flooring: Laminate
• Bathrooms: 2 bathrooms (1 full, 1 half)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Pantry; 7 total rooms; One-level layout; 1 living area; 1 dining area
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-20 ($-236/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (7.5% below list).
• Recommended offer: $180k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.5% in Howe — 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 70/100 on livability (#368 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Howe ISD (rural): math 47% / reading 51% proficiency, ranked #180 of 826 in TX (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Summit Hill El (358 students, 69% FRL) — zoned schools average 69% FRL vs 41% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 142 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,408 (7.5% 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 65 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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 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: 0.93% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $210,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 N Hughes St	0.02mi	3/3.0	1,444 (+5%)	2mo	$180,000	$125	84
1325 Elliott Rd	0.64mi	3/2.0	1,429 (+4%)	1mo	$258,990	$181	61
424 Denton St St	0.58mi	4/2.0 (+1)	1,344 (-2%)	7mo	$189,900	$141	56
1316 Kennedy Rd	0.63mi	3/2.0	1,429 (+4%)	10mo	$232,990	$163	54
1640 Elliott Rd	0.74mi	3/2.0	1,451 (+6%)	1mo	$216,199	$149	54
1629 Elliott Rd	0.74mi	3/2.0	1,451 (+6%)	2mo	$219,999	$152	53
1512 Elliott Rd	0.70mi	3/2.0	1,461 (+6%)	3mo	$234,999	$161	52
1616 Elliott Rd	0.74mi	3/2.0	1,461 (+6%)	2mo	$223,999	$153	52
1540 Elliott Rd	0.70mi	3/2.0	1,451 (+6%)	6mo	$223,824	$154	51
1500 Elliott Rd	0.70mi	3/2.0	1,461 (+6%)	6mo	$236,999	$162	50
1536 Elliott Rd	0.70mi	3/2.0	1,461 (+6%)	6mo	$221,824	$152	50
400 N Bean St	0.54mi	3/1.5	1,170 (-15%)	1mo	$98,000	$84	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-32,766
• Equity at exit: $29,075

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-29,793
• Equity at exit: $16,860

Cash invested: $54,600 (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 75459

• Home prices YoY: -18.5%
• Active inventory: 142
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,804 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$341 /mo · $4,093/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-20

Break-even live

Break-even rent $1,829

Max offer price $191,521

Occupancy floor 96%

Sensitivity live

Price	-10% $91	-5% $35	+0% $-20	+5% $-75	+10% $-130
Rent	-10% $-162	-5% $-91	+0% $-20	+5% $52	+10% $123
Rate	-1.0pp $79	-0.5pp $30	base $-20	+0.5pp $-70	+1.0pp $-122

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 N Denny St Unit B Howe, TX	3.0	2.0	1600	$1,599	$1.00	44d	1	0.47mi
1301 Elliott Rd Howe, TX	3.0	2.0	1589	$1,850	$1.16	22d	1	0.56mi
1317 Kennedy Rd Howe, TX	3.0	2.0	1600	$1,795	$1.12	44d	1	0.61mi
1520 Elliott Rd Howe, TX	4.0	2.0	1810	$2,100	$1.16	44d	1	0.68mi
1632 Elliott Rd Howe, TX	3.0	2.0	1461	$1,800	$1.23	22d	1	0.72mi
1636 Elliott Rd Howe, TX	4.0	2.0	1656	$1,950	$1.18	44d	1	0.72mi
1625 Elliott Rd Howe, TX	4.0	2.0	1656	$1,950	$1.18	44d	1	0.72mi
1629 Elliott Rd Howe, TX	3.0	2.0	1451	$1,800	$1.24	44d	1	0.72mi
1810 Clegg St Howe, TX	4.0	2.0	1658	$1,595	$0.96	22d	1	0.90mi
116 N Western Hills Dr Howe, TX	1.0–3.0	1.0–2.0	852	$1,570	$1.84	0d	19	0.98mi

Listing history 39 events

1. 2026-06-21
   days on market $195,000 Active 65 DOM
2. 2026-06-19
   days on market $195,000 Active 63 DOM
3. 2026-06-18
   price $195,000 Active 62 DOM
4. 2026-06-18
   days on market $200,000 Active 62 DOM
5. 2026-06-17
   days on market $200,000 Active 61 DOM
6. 2026-06-16
   days on market $200,000 Active 60 DOM
7. 2026-06-15
   days on market $200,000 Active 59 DOM
8. 2026-06-14
   days on market $200,000 Active 57 DOM
9. 2026-06-13
   days on market $200,000 Active 56 DOM
10. 2026-06-10
    days on market $200,000 Active 54 DOM
11. 2026-06-09
    days on market $200,000 Active 53 DOM
12. 2026-06-08
    days on market $200,000 Active 52 DOM
13. 2026-06-07
    days on market $200,000 Active 51 DOM
14. 2026-06-05
    pricedays on market $200,000 Active 48 DOM
15. 2026-06-02
    days on market $209,000 Active 46 DOM
16. 2026-06-01
    status $209,000 Active 45 DOM
17. 2026-05-06
    status Pending
18. 2026-04-28
    historical Active Option Contract
19. 2026-04-03
    price $209,000
20. 2026-03-22
    listed $215,000 Active
21. 2026-01-27
    soldstatus
22. 2022-09-08
    historical
23. 2022-09-01
    status Active
24. 2022-08-12
    historical Active Option Contract
25. 2022-08-09
    listed $199,000 Active
26. 2020-05-08
    soldstatus
27. 2020-05-08
    soldstatus
28. 2020-05-07
    soldstatus Sold 357-char remark

    Show marketing remark (357 chars)

    Super cute family home in Howe! This home is on a tucked away in a little neighborhood. Perfect starter home! Good size rooms. Oversized living area is open to the dining and kitchen. Neutral paints. Good size front and back yard. Beautiful treed lot. Easy access to down town Howe and hwy 75. Great local family owned restaurants. Pictures coming tomorrow.

29. 2020-04-12
    status Pending 357-char remark

    Show marketing remark (357 chars)

    Super cute family home in Howe! This home is on a tucked away in a little neighborhood. Perfect starter home! Good size rooms. Oversized living area is open to the dining and kitchen. Neutral paints. Good size front and back yard. Beautiful treed lot. Easy access to down town Howe and hwy 75. Great local family owned restaurants. Pictures coming tomorrow.

30. 2020-04-03
    historical Active Option Contract 357-char remark

    Show marketing remark (357 chars)

    Super cute family home in Howe! This home is on a tucked away in a little neighborhood. Perfect starter home! Good size rooms. Oversized living area is open to the dining and kitchen. Neutral paints. Good size front and back yard. Beautiful treed lot. Easy access to down town Howe and hwy 75. Great local family owned restaurants. Pictures coming tomorrow.

31. 2020-03-20
    listed $115,000 Active 357-char remark

    Show marketing remark (357 chars)

    Super cute family home in Howe! This home is on a tucked away in a little neighborhood. Perfect starter home! Good size rooms. Oversized living area is open to the dining and kitchen. Neutral paints. Good size front and back yard. Beautiful treed lot. Easy access to down town Howe and hwy 75. Great local family owned restaurants. Pictures coming tomorrow.

32. 2008-05-30
    soldstatus
33. 2008-05-28
    soldstatus
34. 2008-05-27
    soldstatus
35. 2008-05-08
    historical
36. 2008-01-28
    listed $78,900
37. 2003-10-03
    soldstatus
38. 2003-09-09
    historical
39. 2003-01-07
    listed $78,500

ⓘ 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: $4,093 · $341/mo
• Projected year-2 tax: $4,093 · $341/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,649
• − Mortgage interest: −$10,923
• − Property taxes: −$4,093
• − Insurance: −$975
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − Depreciation: −$5,673
• Taxable loss: −$3,478
• Est. tax savings @ 24.0%: +$835
• After-tax cash flow: $599/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: Howe ISD
• NCES district ID: 4823670
• Math proficiency: 47% ▼ -2.00%
• Reading proficiency: 51% ▲ 1.00%
• Median HH income: $60,164
• Composite: 42.92/100
• National rank: #3119
• State rank: #180 of 826 in TX

Livability — Howe

• Score: 70/100
• State rank: #368
• US rank: #7804

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Howe, TX
• Population (ZIP): 6,620

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 134,540 people
• By 2030: 138,653 · +3.1%
• By 2040: 145,958 · +8.5%
• By 2050: 151,218 · +12.4%
• By 2075: 161,802 · +20.3%
• By 2100: 159,036 · +18.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 28% Two or more races 9% Black 5%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Spanish 17%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+54.3) · D 22.5% · R 76.7%
• 2008→2024 swing: -16.4pp toward R · 2008: -37.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+49.9 2016: R+53.1 2012: R+48.0 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.75%
• Current HPI: 249.7211
• 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

+166.2% since first listed

23 events — show timeline

• 2026-05-06 Pending — NTREIS
• 2026-04-28 Contingent — NTREIS
• 2026-04-03 Price Changed $209,000 NTREIS
• 2026-03-22 Listed $215,000 NTREIS
• 2026-01-27 Sold (Public Records) — Public Records
• 2022-09-08 Listing Removed — NTREIS
• 2022-09-01 Relisted — NTREIS
• 2022-08-12 Contingent — NTREIS
• 2022-08-09 Listed $199,000 NTREIS
• 2020-05-08 Sold (Public Records) — Public Records
• 2020-05-08 Sold (Public Records) — Public Records
• 2020-05-07 Sold (MLS) — NTREIS
• 2020-04-12 Pending — NTREIS
• 2020-04-03 Contingent — NTREIS
• 2020-03-20 Listed $115,000 NTREIS
• 2008-05-30 Sold (Public Records) — Public Records
• 2008-05-28 Sold (MLS) — NTREIS
• 2008-05-27 Sold (Public Records) — Public Records
• 2008-05-08 Listing Removed — NTREIS
• 2008-01-28 Listed $78,900 NTREIS
• 2003-10-03 Sold (Public Records) — Public Records
• 2003-09-09 Listing Removed — NTREIS
• 2003-01-07 Listed $78,500 NTREIS

Property tax history

+4.6%/yr

Latest (2025): $4,093 · +17.5% YoY. Source: county tax records.