211 Moss Ave · Hearne, TX 77859

$198,000

3 bd · 2.0 ba · 1,450 sqft · Land · 156 Days on market

Built 2025 5,706 sqft lot $137/sqft · 58% above area ↓ 25% since listing

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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).

• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Schools +1.2/10.0

Listing remarks MLS

OWNER FINANCING NOW AVAILABLE. Welcome home! This brand new construction is built from the ground up. This elegant and thoughtfully designed home offers three bedrooms and two full bathrooms, combining modern finishes and cozy charm. The space is bright, with large windows that let in natural light and highlight smooth, freshly painted walls in soft neutral tones. Everything feels intentional and flawless surfaces to the brand new doors, trim, and fixtures.The layout is open and inviting designed for comfort and flow. There’s a dedicated yard that is fully fenced, has plenty of room for pets and gatherings. A rare opportunity is waiting for you, schedule your showing today.

Key facts

• Large windows
• Fully fenced
• Dedicated yard

Tags

• NEW CONSTRUCTION
• LARGE WINDOWS
• DEDICATED YARD
• FULLY FENCED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $198k.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (24.2% below list).
• Recommended offer: $150k (24.2% below list) — sets the bar for 1% rule.

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; 1 comparable units currently listed for rent nearby; 23 units permitted in Robertson County in 2023 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $17k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000 (24.2% 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 156 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.97%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $125,102
• List price: $198,000
• Delta: 58.27%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.5%
• Equity multiple: 2.73×
• Total profit: $96,182
• Equity at exit: $178,374

10-year hold

• IRR: 19.4%
• Equity multiple: 6.28×
• Total profit: $292,468
• Equity at exit: $384,670

Cash invested: $55,440 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$1,038
• Tax est. 1.5%: −$248 /mo · $2,970/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-183

Break-even live

Break-even rent $1,732

Max offer price $171,471

Occupancy floor —

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	20d	1	0.22mi

Listing history 34 events

1. 2026-06-18
   days on market $198,000 Active 156 DOM
2. 2026-06-17
   days on market $198,000 Active 155 DOM
3. 2026-06-16
   days on market $198,000 Active 154 DOM
4. 2026-06-15
   days on market $198,000 Active 153 DOM
5. 2026-06-14
   days on market $198,000 Active 151 DOM
6. 2026-06-13
   pricedays on market $198,000 Active 150 DOM
7. 2026-06-10
   days on market $200,000 Active 148 DOM
8. 2026-06-09
   days on market $200,000 Active 147 DOM
9. 2026-06-08
   days on market $200,000 Active 146 DOM
10. 2026-06-07
    days on market $200,000 Active 145 DOM
11. 2026-06-05
    days on market $200,000 Active 142 DOM
12. 2026-06-02
    days on market $200,000 Active 140 DOM
13. 2026-06-01
    days on market $200,000 Active 139 DOM
14. 2026-05-31
    days on market $200,000 Active 138 DOM
15. 2026-05-30
    days on market $200,000 Active 137 DOM
16. 2026-05-13
    price $202,000 688-char remark

    Show marketing remark (688 chars)

    OWNER FINANCING NOW AVAILABLE. Welcome home! This brand new construction is built from the ground up. This elegant and thoughtfully designed home offers three bedrooms and two full bathrooms, combining modern finishes and cozy charm. The space is bright, with large windows that let in natural light and highlight smooth, freshly painted walls in soft neutral tones. Everything feels intentional and flawless surfaces to the brand new doors, trim, and fixtures.The layout is open and inviting designed for comfort and flow. There’s a dedicated yard that is fully fenced, has plenty of room for pets and gatherings. A rare opportunity is waiting for you, schedule your showing today.

17. 2026-04-17
    price $202,000 526-char remark

    Show marketing remark (526 chars)

    OWNER FINANCING NOW AVAILABLE. Welcome home! This brand new constructive is built from the ground up. This elegant and thoughtfully designed home offers three bedrooms and two full bathrooms, combining modern finishes and cozy charm. The space if bright, with large windows that let in natural light. Everything feels intentional, the layout is inviting for comfort and flow. The yard is fully fenced leaning plenty of room for pets and gatherings. Super cute home for first time buyers or downsizing. Book your showing today.

18. 2026-03-30
    status Active 526-char remark

    Show marketing remark (688 chars)

    OWNER FINANCING NOW AVAILABLE. Welcome home! This brand new construction is built from the ground up. This elegant and thoughtfully designed home offers three bedrooms and two full bathrooms, combining modern finishes and cozy charm. The space is bright, with large windows that let in natural light and highlight smooth, freshly painted walls in soft neutral tones. Everything feels intentional and flawless surfaces to the brand new doors, trim, and fixtures.The layout is open and inviting designed for comfort and flow. There’s a dedicated yard that is fully fenced, has plenty of room for pets and gatherings. A rare opportunity is waiting for you, schedule your showing today.

19. 2026-03-30
    status Active 688-char remark

    Show marketing remark (688 chars)

    OWNER FINANCING NOW AVAILABLE. Welcome home! This brand new construction is built from the ground up. This elegant and thoughtfully designed home offers three bedrooms and two full bathrooms, combining modern finishes and cozy charm. The space is bright, with large windows that let in natural light and highlight smooth, freshly painted walls in soft neutral tones. Everything feels intentional and flawless surfaces to the brand new doors, trim, and fixtures.The layout is open and inviting designed for comfort and flow. There’s a dedicated yard that is fully fenced, has plenty of room for pets and gatherings. A rare opportunity is waiting for you, schedule your showing today.

20. 2026-03-22
    status Pending 526-char remark

    Show marketing remark (688 chars)

    OWNER FINANCING NOW AVAILABLE. Welcome home! This brand new construction is built from the ground up. This elegant and thoughtfully designed home offers three bedrooms and two full bathrooms, combining modern finishes and cozy charm. The space is bright, with large windows that let in natural light and highlight smooth, freshly painted walls in soft neutral tones. Everything feels intentional and flawless surfaces to the brand new doors, trim, and fixtures.The layout is open and inviting designed for comfort and flow. There’s a dedicated yard that is fully fenced, has plenty of room for pets and gatherings. A rare opportunity is waiting for you, schedule your showing today.

21. 2026-03-22
    historical Active Option Contract 688-char remark

    Show marketing remark (688 chars)

    OWNER FINANCING NOW AVAILABLE. Welcome home! This brand new construction is built from the ground up. This elegant and thoughtfully designed home offers three bedrooms and two full bathrooms, combining modern finishes and cozy charm. The space is bright, with large windows that let in natural light and highlight smooth, freshly painted walls in soft neutral tones. Everything feels intentional and flawless surfaces to the brand new doors, trim, and fixtures.The layout is open and inviting designed for comfort and flow. There’s a dedicated yard that is fully fenced, has plenty of room for pets and gatherings. A rare opportunity is waiting for you, schedule your showing today.

22. 2026-03-13
    price $205,000 688-char remark

    Show marketing remark (526 chars)

    OWNER FINANCING NOW AVAILABLE. Welcome home! This brand new constructive is built from the ground up. This elegant and thoughtfully designed home offers three bedrooms and two full bathrooms, combining modern finishes and cozy charm. The space if bright, with large windows that let in natural light. Everything feels intentional, the layout is inviting for comfort and flow. The yard is fully fenced leaning plenty of room for pets and gatherings. Super cute home for first time buyers or downsizing. Book your showing today.

23. 2026-03-13
    price $205,000 526-char remark

    Show marketing remark (526 chars)

    OWNER FINANCING NOW AVAILABLE. Welcome home! This brand new constructive is built from the ground up. This elegant and thoughtfully designed home offers three bedrooms and two full bathrooms, combining modern finishes and cozy charm. The space if bright, with large windows that let in natural light. Everything feels intentional, the layout is inviting for comfort and flow. The yard is fully fenced leaning plenty of room for pets and gatherings. Super cute home for first time buyers or downsizing. Book your showing today.

24. 2026-02-27
    price $207,000 526-char remark

    Show marketing remark (688 chars)

    OWNER FINANCING NOW AVAILABLE. Welcome home! This brand new construction is built from the ground up. This elegant and thoughtfully designed home offers three bedrooms and two full bathrooms, combining modern finishes and cozy charm. The space is bright, with large windows that let in natural light and highlight smooth, freshly painted walls in soft neutral tones. Everything feels intentional and flawless surfaces to the brand new doors, trim, and fixtures.The layout is open and inviting designed for comfort and flow. There’s a dedicated yard that is fully fenced, has plenty of room for pets and gatherings. A rare opportunity is waiting for you, schedule your showing today.

25. 2026-02-27
    price $207,000 688-char remark

    Show marketing remark (688 chars)

    OWNER FINANCING NOW AVAILABLE. Welcome home! This brand new construction is built from the ground up. This elegant and thoughtfully designed home offers three bedrooms and two full bathrooms, combining modern finishes and cozy charm. The space is bright, with large windows that let in natural light and highlight smooth, freshly painted walls in soft neutral tones. Everything feels intentional and flawless surfaces to the brand new doors, trim, and fixtures.The layout is open and inviting designed for comfort and flow. There’s a dedicated yard that is fully fenced, has plenty of room for pets and gatherings. A rare opportunity is waiting for you, schedule your showing today.

26. 2026-02-05
    price $210,000 688-char remark

    Show marketing remark (526 chars)

    OWNER FINANCING NOW AVAILABLE. Welcome home! This brand new constructive is built from the ground up. This elegant and thoughtfully designed home offers three bedrooms and two full bathrooms, combining modern finishes and cozy charm. The space if bright, with large windows that let in natural light. Everything feels intentional, the layout is inviting for comfort and flow. The yard is fully fenced leaning plenty of room for pets and gatherings. Super cute home for first time buyers or downsizing. Book your showing today.

27. 2026-02-05
    price $210,000 526-char remark

    Show marketing remark (526 chars)

    OWNER FINANCING NOW AVAILABLE. Welcome home! This brand new constructive is built from the ground up. This elegant and thoughtfully designed home offers three bedrooms and two full bathrooms, combining modern finishes and cozy charm. The space if bright, with large windows that let in natural light. Everything feels intentional, the layout is inviting for comfort and flow. The yard is fully fenced leaning plenty of room for pets and gatherings. Super cute home for first time buyers or downsizing. Book your showing today.

28. 2026-01-19
    listed $215,000 Active 526-char remark

    Show marketing remark (526 chars)

    OWNER FINANCING NOW AVAILABLE. Welcome home! This brand new constructive is built from the ground up. This elegant and thoughtfully designed home offers three bedrooms and two full bathrooms, combining modern finishes and cozy charm. The space if bright, with large windows that let in natural light. Everything feels intentional, the layout is inviting for comfort and flow. The yard is fully fenced leaning plenty of room for pets and gatherings. Super cute home for first time buyers or downsizing. Book your showing today.

29. 2026-01-13
    listed $215,000 Active 688-char remark

    Show marketing remark (688 chars)

    OWNER FINANCING NOW AVAILABLE. Welcome home! This brand new construction is built from the ground up. This elegant and thoughtfully designed home offers three bedrooms and two full bathrooms, combining modern finishes and cozy charm. The space is bright, with large windows that let in natural light and highlight smooth, freshly painted walls in soft neutral tones. Everything feels intentional and flawless surfaces to the brand new doors, trim, and fixtures.The layout is open and inviting designed for comfort and flow. There’s a dedicated yard that is fully fenced, has plenty of room for pets and gatherings. A rare opportunity is waiting for you, schedule your showing today.

30. 2025-11-04
    price $220,000
31. 2025-08-25
    price $230,000
32. 2025-07-16
    listed $268,000 Active
33. 2023-02-17
    soldstatus
34. 2023-02-15
    soldstatus

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

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 · 22 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: $18,000
• − Mortgage interest: −$11,091
• − Property taxes: −$2,970
• − Insurance: −$990
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$5,760
• Taxable loss: −$5,691
• Est. tax savings @ 24.0%: +$1,366
• After-tax cash flow: $-834/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

-24.6% since first listed

19 events — show timeline

• 2026-05-13 Price Changed $202,000 NTREIS
• 2026-04-17 Price Changed $202,000 BCSRMLS
• 2026-03-30 Relisted — BCSRMLS
• 2026-03-30 Relisted — NTREIS
• 2026-03-22 Pending — BCSRMLS
• 2026-03-22 Contingent — NTREIS
• 2026-03-13 Price Changed $205,000 NTREIS
• 2026-03-13 Price Changed $205,000 BCSRMLS
• 2026-02-27 Price Changed $207,000 BCSRMLS
• 2026-02-27 Price Changed $207,000 NTREIS
• 2026-02-05 Price Changed $210,000 NTREIS
• 2026-02-05 Price Changed $210,000 BCSRMLS
• 2026-01-19 Listed $215,000 BCSRMLS
• 2026-01-13 Listed $215,000 NTREIS
• 2025-11-04 Price Changed $220,000 BCSRMLS
• 2025-08-25 Price Changed $230,000 BCSRMLS
• 2025-07-16 Listed $268,000 BCSRMLS
• 2023-02-17 Sold (Public Records) — Public Records
• 2023-02-15 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $144 · +19.1% YoY. Source: county tax records.