417 Kingsridge Ln · Hallsville, TX 75650

$169,900

4 bd · 2.0 ba · 1,386 sqft · SingleFamily public records · 50 Days on market

Built 1982 0.26 ac lot $123/sqft · 41% below area

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Why this score? — see what drove the F 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 +7.7/30.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your imagination and ideas—this 4-bedroom, 2-bath home is full of opportunity and ready for your personal touch. With a spacious layout and solid footprint, this property offers the perfect canvas for a buyer looking to create something truly their own. Whether you're envisioning a full renovation, a modern refresh, or an investment project, the possibilities here are endless. The home features four generously sized bedrooms, two bathrooms, and a great living areas that can be reimagined to fit today’s lifestyle. With the right vision and updates, this property could be transformed into a beautiful residence or income-producing asset. Located in an established area with convenient access to local amenities, this is your chance to unlock potential and build equity. Don’t miss the opportunity to turn this house into something special—bring your creativity and make it your own!

Key facts

• 0.26 acre lot
• Built 1982
• Listed 50 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (26.4% below list).
• Recommended offer: $125k (26.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#117 in TX, #3,765 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Hallsville ISD (town): math 30% / reading 40% proficiency, ranked #490 of 826 in TX (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 168 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 85 units permitted in Harrison County in 2024 (15 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000 (26.4% 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 50 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.02%
• DSCR: 0.78
• GRM: 11.3

CMA / ARV

• ARV (median comp): $437,153
• List price: $169,900
• Delta: -61.13%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.8%
• Equity multiple: 0.16×
• Total profit: $-40,182
• Equity at exit: $25,333

10-year hold

• IRR: -20.5%
• Equity multiple: -0.08×
• Total profit: $-51,206
• Equity at exit: $14,690

Cash invested: $47,572 (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 75650

• Home prices YoY: -27.9%
• Active inventory: 168
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$225 /mo · $2,697/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-199

Break-even live

Break-even rent $1,502

Max offer price $134,738

Occupancy floor —

Sensitivity live

Price	-10% $-103	-5% $-151	+0% $-199	+5% $-247	+10% $-295
Rent	-10% $-298	-5% $-248	+0% $-199	+5% $-150	+10% $-100
Rate	-1.0pp $-113	-0.5pp $-156	base $-199	+0.5pp $-243	+1.0pp $-288

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Prosper Dr Hallsville, TX	3.0	2.0	900	$1,250	$1.39	13d	1	0.10mi

Listing history 5 events

1. 2026-05-07
   historical Active Option Contract 923-char remark

   Show marketing remark (923 chars)

   Bring your imagination and ideas—this 4-bedroom, 2-bath home is full of opportunity and ready for your personal touch. With a spacious layout and solid footprint, this property offers the perfect canvas for a buyer looking to create something truly their own. Whether you're envisioning a full renovation, a modern refresh, or an investment project, the possibilities here are endless. The home features four generously sized bedrooms, two bathrooms, and a great living areas that can be reimagined to fit today’s lifestyle. With the right vision and updates, this property could be transformed into a beautiful residence or income-producing asset. Located in an established area with convenient access to local amenities, this is your chance to unlock potential and build equity. Don’t miss the opportunity to turn this house into something special—bring your creativity and make it your own!

2. 2026-04-08
   listed $169,900 Active 923-char remark

   Show marketing remark (923 chars)

   Bring your imagination and ideas—this 4-bedroom, 2-bath home is full of opportunity and ready for your personal touch. With a spacious layout and solid footprint, this property offers the perfect canvas for a buyer looking to create something truly their own. Whether you're envisioning a full renovation, a modern refresh, or an investment project, the possibilities here are endless. The home features four generously sized bedrooms, two bathrooms, and a great living areas that can be reimagined to fit today’s lifestyle. With the right vision and updates, this property could be transformed into a beautiful residence or income-producing asset. Located in an established area with convenient access to local amenities, this is your chance to unlock potential and build equity. Don’t miss the opportunity to turn this house into something special—bring your creativity and make it your own!

3. 2017-03-06
   soldstatus
4. 2007-06-22
   soldstatus
5. 1992-08-27
   soldstatus

ⓘ 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: $2,697 · $225/mo
• Projected year-2 tax: $3,109 · $259/mo
• Expected delta: +$412/yr (+$34/mo · 15.3%)

ⓘ 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 · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,000
• − Mortgage interest: −$9,517
• − Property taxes: −$2,697
• − Insurance: −$850
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$4,943
• Taxable loss: −$5,406
• Est. tax savings @ 24.0%: +$1,298
• After-tax cash flow: $-1,091/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: Hallsville ISD
• NCES district ID: 4822170
• Math proficiency: 30% ▼ -2.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $57,770
• Composite: 31.05/100
• National rank: #6081
• State rank: #490 of 826 in TX

Livability — Hallsville

• Score: 76/100
• State rank: #117
• US rank: #3765

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hallsville, TX
• Population (ZIP): 10,233

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 8% Black 6% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 3% Italian 2% Iranian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.30%
• Current HPI: 163.1524
• 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

5 events — show timeline

• 2026-05-07 Contingent — NTREIS
• 2026-04-08 Listed $169,900 NTREIS
• 2017-03-06 Sold (Public Records) — Public Records
• 2007-06-22 Sold (Public Records) — Public Records
• 1992-08-27 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,697 · +6.2% YoY. Source: county tax records.