5002 Fm1398 · Leary, TX 75561

$105,363

3 bd · 2.0 ba · 1,243 sqft · SingleFamily public records · 5 Days on market

Built 1996 1.00 ac lot

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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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +6.6/10.0
• 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

Listing remarks

Located in Hooks TX. Country setting, this home features three bedrooms, two baths, living area, kitchen with plenty of cabinet space, one car garage. Sits on 1 acre. House is being sold AS IS

Key facts

• Sits on 1 acre
• 1 acre lot
• Garage

Tags

• PLENTY OF CABINET SPACE
• SITS ON 1 ACRE

Property features AI

Finance

• Other: Residential property in a rural subdivision; Directions: Hwy 82 turn on FM 1398, follow down house on left

Exterior

• Parking: Detached or attached garage facing the front; One covered parking space (one garage space); Total of 1 parking space
• Home design: Single-family residence; One story
• Construction: Brick construction; Slab foundation; Composition roof; Built date not provided
• Exterior features: Front porch; Concrete road access; Located on a county road; Approximately 1 acre lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Interior features: Dishwasher; Electric cooktop and electric oven; Carpet and vinyl flooring
• Laundry & utility: Washer hookup inside; Electric dryer hookup inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).

Location & tenants

• Location reads 64/100 on livability (#776 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime F, 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.
• Zoned schools: Hooks El (math 47% / reading 57%, grade C-, #742 of 4,322 statewide, top 19%, 317 students, 65% FRL); Hooks J H (math 37% / reading 45%, grade F, #613 of 1,662 statewide, top 38%, 284 students, 59% FRL); Hooks H S (math 77% / reading 62%, grade B, #119 of 1,632 statewide, top 9%, 319 students, 47% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 66 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 $728 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,363

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 7.2

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-5,693
• Equity at exit: $15,710

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $9,850
• Equity at exit: $9,110

Cash invested: $29,502 (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: 66
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$553
• Tax from tax record: −$192 /mo · $2,302/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $178

Break-even live

Break-even rent $998

Max offer price $105,363

Occupancy floor 80%

Sensitivity live

Price	-10% $237	-5% $208	+0% $178	+5% $148	+10% $118
Rent	-10% $81	-5% $130	+0% $178	+5% $226	+10% $274
Rate	-1.0pp $231	-0.5pp $205	base $178	+0.5pp $151	+1.0pp $123

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: $26,341
• Closing costs: $3,161
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $105,363 Active 5 DOM
2. 2026-06-19
   days on market $105,363 Active 3 DOM
3. 2026-06-18
   days on market $105,363 Active 2 DOM
4. 2026-06-17
   remarks 192-char remark
5. 2026-06-17
   listed $105,363 Active 1 DOM

ⓘ 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: $2,302 · $192/mo
• Projected year-2 tax: $2,302 · $192/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 5/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,675
• − Mortgage interest: −$5,902
• − Property taxes: −$2,302
• − Insurance: −$527
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$3,065
• Taxable income: $531
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $2,006/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 — Leary

• Score: 64/100
• State rank: #776
• US rank: #14128

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

2 events — show timeline

• 2026-06-16 Listed $105,363 TBOR
• 2000-08-10 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,302 · -0.1% YoY. Source: county tax records.