209 Renee Dr · Hudson Oaks, TX 76087

$140,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 14 Days on market

Built 1983 0.41 ac lot Est $164k · 15% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +14.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 209 Renee Drive where comfort, convenience, and opportunity come together! Nestled in heart of Hudson Oaks, this property offers easy access to I-20, shopping, dining, entertainment and everything Weatherford and Hudson Oaks has to offer while maintaining the charm of a well-established neighborhood. Being sold AS-IS, this home is ideal for investors, DIY enthusiasts, or anyone seeking property with room to add their personal touch. A standout feature of the property is the impressive 30x40 metal shop, providing ample space for storage, projects, equipment, hobbies or a workshop. Situated in an established area with area with easy access to Weatherford and Fort Worth, the locatio

Key facts

• Easy access to i-20
• 0.41 acre lot
• 2 garage spots

Tags

• EASY ACCESS TO I-20
• EASY ACCESS TO WEATHERFORD
• EASY ACCESS TO FORT WORTH

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Detached carport (covered, gravel); 2 covered/carport spaces; 2-car attached garage
• Utilities: City water with individual water meter; Septic system; Electricity connected
• Home design: Manufactured home; Property attached; One story
• Construction: Metal roof; Built in 1983
• Exterior features: Storage; Lot less than 0.5 acre (approximately 0.41 acre)

Interior

• Kitchen: Eat-in kitchen; Water purifier
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; Water purifier; One living area; One dining area; Living room with fireplace; Room count: 4; Single-level home
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $835 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).

Location & tenants

• Location reads 73/100 on livability (#197 in TX, #4,998 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Weatherford ISD (town): math 39% / reading 44% proficiency, ranked #321 of 826 in TX (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ikard El (math 24% / reading 34%, grade F, #2,668 of 4,322 statewide, top 63%, 620 students, 73% FRL) — zoned schools average 73% FRL vs 42% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 42% district-wide (-12 pts) — the specific schools serving this property underperform the Weatherford ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 649 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 437 units permitted in Parker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000

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. 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.
4. 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.
5. 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: 1.56% ✓
• Cap rate: 13.45%
• Cash-on-cash: 25.57%
• DSCR: 2.14
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $163,968
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Donna Ct	0.36mi	3/2.0	1,216 (-10%)	10mo	$147,900	$122	60

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 1.65×
• Total profit: $25,601
• Equity at exit: $20,874

10-year hold

• IRR: 23.6%
• Equity multiple: 2.83×
• Total profit: $71,555
• Equity at exit: $12,105

Cash invested: $39,200 (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 76087

• Rents YoY: 0.7%
• Active inventory: 649
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,191 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$103 /mo · $1,238/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $835

Break-even live

Break-even rent $1,134

Max offer price $140,000

Occupancy floor 57%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Cinema Dr Hudson Oaks, TX	1.0–3.0	1.0–2.0	1064	$2,187	$2.05	1d	31	0.76mi
150 Inspiration Dr Hudson Oaks, TX	1.0–2.0	1.0–2.0	921	$2,099	$2.28	1d	36	0.77mi

Listing history 11 events

1. 2026-06-15
   status $140,000 Pending 14 DOM
2. 2026-06-13
   days on market $140,000 Active Option Contract 14 DOM
3. 2026-06-09
   days on market $140,000 Active Option Contract 10 DOM
4. 2026-06-08
   statusdays on market $140,000 Active Option Contract 9 DOM
5. 2026-06-07
   days on market $140,000 Active 8 DOM
6. 2026-06-04
   days on market $140,000 Active 5 DOM
7. 2026-06-03
   days on market $140,000 Active 4 DOM
8. 2026-06-02
   days on market $140,000 Active 3 DOM
9. 2026-06-01
   days on market $140,000 Active 2 DOM
10. 2026-05-31
    remarks 699-char remark
11. 2026-05-31
    listed $140,000 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: $1,238 · $103/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$1,324/yr (+$110/mo · 107.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $26,291
• − Mortgage interest: −$7,842
• − Property taxes: −$1,238
• − Insurance: −$700
• − Repairs & maintenance: −$2,103
• − Management: −$2,103
• − Depreciation: −$4,073
• Taxable income: $8,232
• Est. tax owed @ 24.0%: −$1,976
• After-tax cash flow: $8,046/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: Weatherford ISD
• NCES district ID: 4844800
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $57,087
• Composite: 36.4/100
• National rank: #4679
• State rank: #321 of 826 in TX

Livability — Hudson Oaks

• Score: 73/100
• State rank: #197
• US rank: #4998

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hudson Oaks, TX
• County: Parker County · 144,797 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 36,822
• Household income: $114,306
• Rent vs Own: 15.7% rent · 84.3% own
• Severe rent burden: 497.0

Population outlook (Parker County) Hauer SSP2

• Today (2025): 147,426 people
• By 2030: 157,863 · +7.1%
• By 2040: 177,519 · +20.4%
• By 2050: 194,786 · +32.1%
• By 2075: 238,799 · +62.0%
• By 2100: 264,126 · +79.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 13% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Parker

• 2024 margin: Solid R (+66.4) · D 16.4% · R 82.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -55.2pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+64.4 2016: R+67.5 2012: R+65.8 2008: R+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -172.16%
• Current HPI: 214.6694
• Rent YoY: ▲ 0.73%
• Metro: Dallas-Fort Worth-Arlington, TX
• 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

• 2026-05-30 Listed $140,000 NTREIS
• 1995-09-07 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,238 · +8.7% YoY. Source: county tax records.