Is 732 Brightstar Dr in Aledo, TX a good investment?

CashFlowRE grades it D with a 5.8% cap rate and $-144/mo modeled cash flow at a $369,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 732 Brightstar Dr?

The modeled cap rate is 5.8% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $3,166/month, from CashFlowRE's rent model.

D Composite 43.93

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 +11.2/30.0
ARV discount +8.2/15.0
Schools +6.7/10.0
Condition / age +4.0/5.0
1% rule +3.6/10.0
Livability +3.6/5.0
Rent growth +3.5/5.0
DSCR +3.3/10.0
Appreciation +0.0/10.0

$369,990

732 Brightstar Dr · Aledo, TX 76008

4 bd · 2.0 ba · 1,818 sqft · SingleFamily · 135 Days on market

Built 2025 Good condition 6,000 sqft lot 2-car garage $204/sqft · at area comps Est $376k · at est. $88/mo HOA · 3% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

The Emmy II boasts an expansive main living area with a gourmet island kitchen, beautiful living room and snug dining area. The addition of a covered patio amplifies your entertaining space, so be sure to add a bistro table and chairs for morning cappuccino al fresco with neighbors. Three secondary bedrooms offer private space but can flex into the ultimate hobby room, yoga spot or home office!

Key facts

Hobby room
Covered patio
Private space

What this means for you Summary

Snapshot

This is a 4-bed/2.0-bath single-family listed at $370k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-144 ($-2k/yr) — negative.
To cash-flow at today's rent, offer at most $349k (5.6% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $317k (14.4% below list).
Recommended offer: $317k (14.4% below list) — sets the bar for 1% rule.
Cap rate 5.8% vs local median 2.9% in Aledo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

Location reads 71/100 on livability (#328 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D+, amenities F, commute F.
Aledo ISD (rural): math 66% / reading 68% proficiency, ranked #11 of 826 in TX (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
Zoned schools: Annetta El (784 students, 20% FRL); Aledo Middle (math 69% / reading 72%, grade A, #57 of 1,662 statewide, top 3%, 944 students, 11% FRL); Aledo H S (math 87% / reading 50%, grade B, #147 of 1,632 statewide, top 9%, 1,622 students, 14% FRL) — zoned schools at 15% FRL track the district average.
Market conditions: Rents rising (+3.8%/yr); 1148 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

It's been on market 135 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
2 sale attempts 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.

Recommended offer $316,572 (14.4% below list)

Questions for the listing agent

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?
It's been on market 135 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
Schools are A-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?
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?
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.
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.
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: 0.86% ✗
Cap rate: 5.83%
Cash-on-cash: -1.67%
DSCR: 0.93
GRM: 9.7

CMA / ARV

ARV (median comp): $376,135
List price: $369,990
Delta: -1.63%
Verdict: FAIR
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
752 Soaring Hawk Dr	0.05mi	4/2.0	1,834 (+1%)	3mo	$364,585	$199	94
15133 Ram Rock Dr	0.09mi	4/2.0	1,834 (+1%)	3mo	$365,585	$199	92
15064 Green Bluff Dr	0.17mi	3/2.0 (-1)	1,860 (+2%)	2mo	$434,900	$234	82
15113 Green Bluff Dr	0.18mi	3/2.0 (-1)	1,860 (+2%)	3mo	$419,900	$226	80
15128 Green Bluff Dr	0.16mi	4/2.0	1,939 (+7%)	2mo	$463,990	$239	80
736 Soaring Hawk Dr	0.07mi	4/2.0	2,035 (+12%)	0mo	$386,625	$190	76
740 Brightstar Dr	0.02mi	3/2.0 (-1)	2,002 (+10%)	3mo	$390,990	$195	75
15117 Green Bluff Dr	0.16mi	3/2.0 (-1)	1,998 (+10%)	0mo	$399,900	$200	71
721 Soaring Hawk Dr	0.07mi	4/2.5	2,061 (+13%)	3mo	$381,790	$185	70
15124 Green Bluff Dr	0.15mi	3/2.0 (-1)	1,998 (+10%)	2mo	$425,000	$213	70
15060 Ted Trl	0.34mi	3/2.0 (-1)	1,998 (+10%)	1mo	$399,990	$200	62
14825 Brettridge Dr	0.71mi	3/2.0 (-1)	2,085 (+15%)	1mo	$389,999	$187	36

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 · 3.82% rent growth · sell at horizon

5-year hold

IRR: -18.1%
Equity multiple: 0.36×
Total profit: $-66,391
Equity at exit: $55,167

10-year hold

IRR: -8.7%
Equity multiple: 0.44×
Total profit: $-58,221
Equity at exit: $31,990

Cash invested: $103,597 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 38 active · 46 under contract
Months of supply: 3.7 mo (27%/mo absorbed)
Median asking: $399,992 ($194/sqft)
Median days on market: 109 d
This list price: 8% of active listings are priced below it
ARV vs active asking: +6.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76008

Home prices YoY: -16.5%
Rents YoY: 3.8%
Active inventory: 1148
Price-to-rent: 9.7×

Monthly cashflow live

Estimated rent: $3,166 high interval (Pro) →
Mortgage (P&I): −$1,940
Tax est. 1.5%: −$462 /mo · $5,550/yr
Insurance: −$154
HOA: −$88
Lot rent: −$0
Vacancy / Maint / Mgmt: −$665
Net cashflow: $-144

Break-even live

Break-even rent $3,348

Max offer price $349,153

Occupancy floor 100%

Sensitivity live

Price	-10% $112	-5% $-16	+0% $-144	+5% $-272	+10% $-400
Rent	-10% $-394	-5% $-269	+0% $-144	+5% $-19	+10% $106
Rate	-1.0pp $42	-0.5pp $-50	base $-144	+0.5pp $-240	+1.0pp $-337

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: $92,498
Closing costs: $11,100
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15129 Ram Rock Dr Hudson Oaks, TX	4.0	2.0	2140	$3,500	$1.64	48d	1	0.13mi
14848 Complacent Way Aledo, TX	4.0	3.0	2121	$2,995	$1.41	74d	1	0.58mi
228 Open Sky Dr Aledo, TX	4.0	3.0	2555	$3,395	$1.33	41d	1	0.58mi
216 Missler Dr Aledo, TX	3.0	2.5	2209	$3,000	$1.36	18d	1	0.63mi
5957 Stacy Ln Weatherford, TX	3.0	2.0	2382	$2,795	$1.17	63d	1	0.71mi
5957 Stacy Ln Weatherford, TX	3.0	2.0	2382	$2,795	$1.17	60d	1	0.71mi
105 Crimson Sky Ct Aledo, TX	3.0	2.5	2204	$3,200	$1.45	51d	1	0.72mi
15229 Holly Bay Ct Aledo, TX	4.0	2.0	2055	$2,801	$1.36	68d	1	0.81mi
15049 Chipwood Dr Aledo, TX	3.0	3.0	2337	$3,500	$1.50	139d	1	0.88mi
616 Ardath Dr Aledo, TX	3.0	2.0	2050	$2,850	$1.39	90d	1	1.00mi
616 Ardath Dr Aledo, TX	3.0	2.0	2050	$2,850	$1.39	108d	1	1.00mi
816 Hollett Ct Aledo, TX	3.0	2.0	2329	$3,071	$1.32	4d	1	1.17mi

Property features AI

Finance

Other: Community features include curbs, jogging/bike path, park, playground, and sidewalks
Financial info: No second mortgageLoan type: Treat as clear
HOA & community: Mandatory HOA (Morningstar)HOA managed by Prestige Star ManagementHOA covers full use of facilities and grounds maintenanceHOA fee $265 quarterly

Exterior

Parking: Attached 2-car garage with garage door opener2 covered parking spaces
Security: Smoke detectorsCarbon monoxide detector(s)Prewired for security
Utilities: Municipal utility districtCurbsWater-conserving features: low-flow fixtures, efficient hot water distribution, water-smart landscapingEnergy-efficient features: appliances, HVAC, insulation, lighting
Home design: Single-family residenceOne storyNew construction (incomplete)Smart home features includedSubdivision: MorningstarFacing direction not specified
Construction: Brick, rock/stone, and siding exteriorComposition roofSlab foundationYear built: 2025
Exterior features: Covered porch(es)Covered patio/porchGuttersExterior lightingPrivate yardBack yard fencing (wood)

Interior

Kitchen: DishwasherDisposalElectric ovenGas cooktopMicrowavePantry
Bedrooms: 4 bedrooms (all on the main level)Primary bedroom on main level
Flooring: CarpetLaminateTile
Bathrooms: 2 full bathrooms
Heating & cooling: Central heatingCentral airCeiling fans
Interior features: Open floorplanVaulted ceilingsPantryDecorative lightingCable TV availableHigh-speed internet availablePrewiredWalk-in closets
Laundry & utility: Full-size washer/dryer areaWasher hookupElectric dryer hookupUtility roomTankless water heater

Listing history 50 events

2026-09-23

days on market $369,990 Active 135 DOM
2026-09-22

days on market $369,990 Active 134 DOM
2026-09-21

days on market $369,990 Active 133 DOM
2026-09-20

days on market $369,990 Active 132 DOM
2026-09-19

days on market $369,990 Active 131 DOM
2026-09-18

days on market $369,990 Active 130 DOM
2026-09-17

days on market $369,990 Active 129 DOM
2026-09-16

days on market $369,990 Active 128 DOM
2026-09-15

days on market $369,990 Active 127 DOM
2026-09-14

days on market $369,990 Active 126 DOM
2026-09-13

days on market $369,990 Active 125 DOM
2026-09-12

days on market $369,990 Active 124 DOM
2026-09-11

days on market $369,990 Active 123 DOM
2026-09-05

days on market $369,990 Active 117 DOM
2026-09-04

days on market $369,990 Active 116 DOM
2026-09-02

days on market $369,990 Active 114 DOM
2026-08-31

days on market $369,990 Active 112 DOM
2026-08-29

days on market $369,990 Active 110 DOM
2026-08-28

days on market $369,990 Active 109 DOM
2026-08-27

days on market $369,990 Active 108 DOM
2026-08-26

days on market $369,990 Active 107 DOM
2026-08-25

days on market $369,990 Active 106 DOM
2026-08-24

days on market $369,990 Active 105 DOM
2026-08-23

days on market $369,990 Active 104 DOM
2026-08-22

days on market $369,990 Active 103 DOM
2026-08-21

days on market $369,990 Active 102 DOM
2026-08-20

days on market $369,990 Active 101 DOM
2026-08-19

days on market $369,990 Active 100 DOM
2026-08-18

days on market $369,990 Active 99 DOM
2026-08-17

days on market $369,990 Active 98 DOM
2026-08-16

days on market $369,990 Active 97 DOM
2026-08-15

days on market $369,990 Active 96 DOM
2026-08-14

days on market $369,990 Active 95 DOM
2026-08-13

days on market $369,990 Active 94 DOM
2026-08-12

days on market $369,990 Active 93 DOM
2026-08-11

days on market $369,990 Active 92 DOM
2026-08-10

days on market $369,990 Active 91 DOM
2026-08-09

days on market $369,990 Active 90 DOM
2026-08-08

pricedays on market $369,990 Active 89 DOM
2026-08-06

days on market $375,990 Active 87 DOM
2026-08-05

days on market $375,990 Active 86 DOM
2026-08-04

days on market $375,990 Active 85 DOM
2026-08-03

days on market $375,990 Active 84 DOM
2026-07-31

days on market $375,990 Active 81 DOM
2026-07-30

days on market $375,990 Active 80 DOM
2026-07-30

days on market $375,990 Active 79 DOM
2026-07-28

days on market $375,990 Active 78 DOM
2026-07-26

days on market $375,990 Active 76 DOM
2026-07-24

days on market $375,990 Active 74 DOM
2026-07-23

days on market $375,990 Active 73 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $37,989
− Mortgage interest: −$20,725
− Property taxes: −$5,550
− Insurance: −$1,850
− Repairs & maintenance: −$3,039
− Management: −$3,039
− HOA: −$1,056
− Depreciation: −$10,763
Taxable loss: −$8,034

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,928
After-tax cash flow: $200/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.

Condition & rehab AI · 30 photos

Good 80/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It offers a good balance of style and functionality, making it an attractive option for both buyers and renters.

Value-add opportunities

Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
Both Adding a smart home system — Modern technology can increase both resale and rental value. ↑
Resale Upgrading the flooring in the bathrooms — High-quality flooring can significantly boost the home's appeal to potential buyers. ↑
Rental Installing smart lighting in the kitchen and bathrooms — Smart lighting can make the home more energy-efficient and appealing to renters looking for modern amenities. ↑

C Composite school gradezoned avg 67/100

Zoned Schools

Elementary Annetta El Middle Aledo Middle A TX #57/1,662 Nat'l #797/14,009 High Don R Daniel Ninth Grade Campus B- TX #227/1,632 Nat'l #3,101/17,239

Schools (NCES district)

District: Aledo ISD
NCES district ID: 4807780
Math proficiency: 66% ▼ -8.00%
Reading proficiency: 68% ▼ -2.00%
Median HH income: $102,936
Composite: 61.94/100
National rank: #725
State rank: #11 of 826 in TX

B Composite livability gradescore 71/100

Livability — Aledo

Score: 71/100
State rank: #328
US rank: #7200

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

County: Parker County · 147,426 people
City population: 25,165
Metro: Dallas-Fort Worth-Arlington, TX
Population (ZIP): 25,165
Household income: $168,314
Rent vs Own: 8.2% rent · 91.8% own
Severe rent burden: 12% of renters

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 (83%)
Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 7%
Hispanic origin (detail): Mexican 10%
Common ancestry: Lithuanian 3% Slovak 3% Italian 3%
Foreign-born: 2% · Canada
Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1%

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: ▼ -48.05%
Current HPI: 242.9582
Rent YoY: ▲ 3.82%
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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

+0.0% since first listed

2 events — show timeline

2026-05-11 Listed $375,990 NTREIS
2026-05-08 Listed $375,990 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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