205 E 2nd St · Hearne, TX 77859

$156,000

3 bd · 1.5 ba · 1,072 sqft · SingleFamily public records · 28 Days on market

Built 2014 5,749 sqft lot Est $126k · 23% over

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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 +12.6/30.0
• Appreciation +10.0/10.0
• 1% rule +4.2/10.0
• DSCR +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0

Listing remarks

Discover this charming 3-bedroom, 1.5-bathroom home in the heart of Hearne, TX, just 25 minutes from College Station and Texas A & M University. Perfect for all, students, or investors, this home features a bright, open living area, a open kitchen with a cozy dining space. The backyard includes a patio for entertaining and a 12 x 16 storage shed for extra convenience (Laundry Room/Storage). Enjoy small-town living with easy access to shopping, dining, and major highways. Enjoy the benefits of solar panels for added energy efficiency and long term savings! Don’t miss this opportunity—schedule your showing today!

Key facts

• Backyard patio
• Cozy dining space
• Open living area

Tags

• OPEN LIVING AREA
• OPEN KITCHEN
• COZY DINING SPACE
• BACKYARD PATIO
• STORAGE SHED
• SOLAR PANELS

Property features AI

Finance

• Other: Solar panels (green energy feature)
• Financial info: Lease not considered

Exterior

• Parking: Attached carport; Carport with 1 space
• Security: No specific security features listed
• Utilities: Public water; Public sewer
• Home design: Residential property; Full ownership; Pillar/post/pier foundation; Built in 2014; Composition roof; Living area about 1,072
• Construction: Vinyl siding construction
• Exterior features: Covered patio; Patio and deck; Private yard; Back yard fence; Storage shed(s)

Interior

• Kitchen: Electric oven; Electric range; Microwave; Garbage disposal
• Bedrooms: Up to 4 possible bedrooms
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Primary bedroom with private bath; Window treatments / coverings
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $-20 ($-240/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (7.8% below list).
• Recommended offer: $144k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 5.1% in Hearne — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#611 in TX) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, amenities F, employment F.
• Hearne ISD (town): math 10% / reading 18% proficiency, ranked #816 of 826 in TX (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 92 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 23 units permitted in Robertson County in 2023 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago 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

• Climate carrying-cost: severe wind risk, 80% 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 $143,855 (7.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.92% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $126,496
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 N San Marcos St	0.64mi	3/1.0	1,016 (-5%)	5mo	$120,000	$118	55
407 W Davis St	0.42mi	3/2.0	1,200 (+12%)	5mo	$85,000	$71	54
906 W 3rd St	0.69mi	3/1.0	999 (-7%)	11mo	$125,000	$125	45
209 W 10th St	0.54mi	3/1.0	1,216 (+13%)	9mo	$40,000	$33	42
607 Milam St	0.68mi	3/2.0	1,203 (+12%)	23mo	$189,000	$157	27
608 N Houston St	0.67mi	3/2.0	1,200 (+12%)	24mo	$192,000	$160	27
604 Barton St	0.70mi	2/1.0 (-1)	930 (-13%)	22mo	$68,500	$74	20

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.92×
• Total profit: $83,758
• Equity at exit: $140,537

10-year hold

• IRR: 21.2%
• Equity multiple: 6.67×
• Total profit: $247,794
• Equity at exit: $303,074

Cash invested: $43,680 (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 77859

• Home prices YoY: 11.2%
• Active inventory: 92
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$818
• Tax from tax record: −$273 /mo · $3,280/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-20

Break-even live

Break-even rent $1,464

Max offer price $152,468

Occupancy floor 96%

Sensitivity live

Price	-10% $68	-5% $24	+0% $-20	+5% $-64	+10% $-108
Rent	-10% $-134	-5% $-77	+0% $-20	+5% $37	+10% $94
Rate	-1.0pp $59	-0.5pp $20	base $-20	+0.5pp $-60	+1.0pp $-102

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: $39,000
• Closing costs: $4,680
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 E 3rd St Hearne, TX	4.0	3.0	1338	$1,500	$1.12	22d	1	0.10mi
1305 New St Hearne, TX	2.0	1.0	816	$1,100	$1.35	14d	1	1.01mi
222 Farm to Market 485 Hearne, TX	2.0	1.0	780	$1,050	$1.35	14d	3	1.19mi

Listing history 32 events

1. 2026-06-18
   days on market $156,000 Active 28 DOM
2. 2026-06-17
   days on market $156,000 Active 27 DOM
3. 2026-06-16
   days on market $156,000 Active 26 DOM
4. 2026-06-15
   days on market $156,000 Active 25 DOM
5. 2026-06-14
   days on market $156,000 Active 23 DOM
6. 2026-06-13
   days on market $156,000 Active 22 DOM
7. 2026-06-10
   days on market $156,000 Active 20 DOM
8. 2026-06-09
   days on market $156,000 Active 19 DOM
9. 2026-06-08
   days on market $156,000 Active 18 DOM
10. 2026-06-07
    days on market $156,000 Active 17 DOM
11. 2026-06-05
    days on market $156,000 Active 14 DOM
12. 2026-06-02
    days on market $156,000 Active 12 DOM
13. 2026-06-01
    days on market $156,000 Active 11 DOM
14. 2026-05-31
    days on market $156,000 Active 10 DOM
15. 2026-05-30
    days on market $156,000 Active 9 DOM
16. 2026-05-21
    listed $156,000 Active
17. 2025-09-29
    historical
18. 2025-07-23
    price $169,000
19. 2025-06-25
    price $189,000
20. 2025-06-25
    price $189,000
21. 2025-05-07
    listed $199,999 Active
22. 2025-03-27
    listed $199,999 Active
23. 2025-03-27
    historical
24. 2024-09-23
    listed $205,000 Active
25. 2022-04-01
    soldstatus
26. 2022-03-24
    soldstatus Sold
27. 2022-03-24
    soldstatus
28. 2022-03-08
    status Pending
29. 2022-02-09
    price $150,000
30. 2022-01-12
    price $170,000
31. 2021-12-02
    listed $190,000 Active
32. 2021-12-01
    listed $150,000

ⓘ 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: $3,280 · $273/mo
• Projected year-2 tax: $3,280 · $273/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $17,263
• − Mortgage interest: −$8,738
• − Property taxes: −$3,280
• − Insurance: −$780
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$4,538
• Taxable loss: −$2,836
• Est. tax savings @ 24.0%: +$681
• After-tax cash flow: $441/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: Hearne ISD
• NCES district ID: 4822830
• Math proficiency: 10% ▼ -16.00%
• Reading proficiency: 18% ▼ -4.00%
• Median HH income: $41,858
• Composite: 12.13/100
• National rank: #9655
• State rank: #816 of 826 in TX

Livability — Hearne

• Score: 66/100
• State rank: #611
• US rank: #11586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hearne, TX
• Population (ZIP): 7,516

Population outlook (Robertson County) Hauer SSP2

• Today (2025): 16,926 people
• By 2030: 17,039 · +0.7%
• By 2040: 17,217 · +1.7%
• By 2050: 17,301 · +2.2%
• By 2075: 17,849 · +5.5%
• By 2100: 17,642 · +4.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 40% Hispanic / Latino 30% Black 29% Two or more races 15%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Romanian 3% Serbian 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 78% English-only · Spanish 18% Arabic 3%

Political lean MEDSL · Robertson

• 2024 margin: Solid R (+52.1) · D 23.6% · R 75.8%
• 2008→2024 swing: -32.7pp toward R · 2008: -19.4pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+40.4 2016: R+35.1 2012: R+22.3 2008: R+19.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.97%
• Current HPI: 177.7117
• 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

+4.0% since first listed

17 events — show timeline

• 2026-05-21 Listed $156,000 HARMLS
• 2025-09-29 Listing Removed — HARMLS
• 2025-07-23 Price Changed $169,000 HARMLS
• 2025-06-25 Price Changed $189,000 BCSRMLS
• 2025-06-25 Price Changed $189,000 HARMLS
• 2025-05-07 Listed $199,999 BCSRMLS
• 2025-03-27 Listing Removed — HARMLS
• 2025-03-27 Listed $199,999 HARMLS
• 2024-09-23 Listed $205,000 HARMLS
• 2022-04-01 Sold (Public Records) — Public Records
• 2022-03-24 Sold (MLS) — BCSRMLS
• 2022-03-24 Sold (MLS) — HARMLS
• 2022-03-08 Pending — HARMLS
• 2022-02-09 Price Changed $150,000 HARMLS
• 2022-01-12 Price Changed $170,000 HARMLS
• 2021-12-02 Listed $190,000 HARMLS
• 2021-12-01 Listed $150,000 BCSRMLS

Property tax history

+45.5%/yr

Latest (2025): $3,280 · +0.8% YoY. Source: county tax records.