362 Meadow View Path · Holly Lake Ranch, TX 75765

$285,900

3 bd · 4.0 ba · 2,062 sqft · SingleFamily public records · 35 Days on market

Built 1998 0.41 ac lot $139/sqft · 24% below area Est $339k · 16% under $179/mo HOA · 10% of rent

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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).

• ARV discount +14.5/15.0
• Appreciation +6.5/10.0
• Cash flow +4.5/30.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

A must see! Set on an elevated level lot with pine and oak trees and a front porch to enjoy your morning coffee. Relax on the back deck, listen to the birds chirping, watch the squirrels playing around and the deer strolling by. Azaleas bloom along the back fence during spring. The fenced back yard has space for a garden and areas for planting flowers. The shed has plenty of room for your tools and shelving for projects. Skylights and numerous windows make for a home filled with light. There are 2 living areas and lots of space for entertaining. Visit with family and friends in the gathering room which consists of the kitchen, a sitting area and dining area. Pull-out shelves and a pantry are convenient for storage in the kitchen. Store your golf cart in extra space in the garage. There are too many amenities to name all in this gated community; such as, fishing lakes, golf, pickle ball, tennis, disc golf and numerous clubs. The 2021 washer and dryer convey. In 2023 a new heat pump was installed.

Key facts

• Spacious deck area
• Sun room
• Two car garage

Tags

• LIGHT FILLED LIVING ROOM
• PANTRY HAS ROLL OUT SHELVES
• DINING ROOM HAS A SKYLIGHT
• SUN ROOM
• SPACIOUS DECK AREA
• TWO CAR GARAGE

Property features AI

Finance

• Other: Property in a subdivision with recorded easements for access, electric and utilities; No horse permitted; Will not subdivide
• HOA & community: Mandatory HOA with monthly fee (management, security and full use of facilities included); HOA management company: Holly Lake Ranch Owners Association

Exterior

• Parking: Attached 3-car garage (24' wide x 27' deep, 8' height) with garage door opener and workshop space; Covered parking for 3 vehicles; Boat parking; Golf cart garage; RV access/parking
• Security: Gated community with security gate and security guard; Security lights; Security service; Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Co-op electric; Co-op water; Individual water meter; Rural water district; Electricity available and connected; Overhead utilities; Phone available; Cable available; Septic (sewer not available); All-weather and asphalt road access
• Home design: Single-family residence; Residential property; One story; Accessible features including accessible full bath, bedroom, entrance, grips, hallways and kitchen; Preowned construction (built 1998)
• Construction: Brick and other exterior materials; Composition/shingle roof; Slab foundation; Year built 1998; Smart home features available
• Exterior features: Private yard; Private entrance; Covered front porch; Deck; Gardens (vegetable/productive garden); Gutters; Exterior lighting; RV/boat parking; Outbuilding, shed(s) and workshop with electric; RV/boat storage; Sprinkler system; Chain link and full metal fencing in backyard; Landscaped, cleared lot with many trees (oak, pine); Level interior lot

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Microwave; Dishwasher; Garbage disposal; Ice maker; Refrigerator; Pantry
• Bedrooms: Primary bedroom on main level (approx. 18 x 15); Two additional bedrooms on main level (approx. 12 x 12 and 10 x 10)
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; Primary bathroom with built-in cabinets and dual sinks
• Heating & cooling: Central heating and cooling; Electric heat; Heat pump; Central air
• Interior features: Decorative lighting; High-speed internet available; Pantry; Window coverings; Ventilation (improved indoor air quality); Two living areas; One dining area; Five total rooms; One-story layout
• Laundry & utility: Washer; Dryer; Electric water heater; Vented exhaust fan

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $286k.

Deal economics

• At list price, monthly cash flow is $-736 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (45.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (35.8% below list).
• Recommended offer: $156k (45.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#597 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Harmony ISD (rural): math 48% / reading 47% proficiency, ranked #224 of 826 in TX (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 216 active listings in the ZIP; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.1% local appreciation)).
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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: major wind risk, 48% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,823 (45.5% 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 35 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 0.64% ✗
• Cap rate: 3.20%
• Cash-on-cash: -11.04%
• DSCR: 0.51
• GRM: 13.0

CMA / ARV

• ARV (median comp): $338,986
• List price: $285,900
• Delta: -15.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1052 Greenbriar Trl	0.15mi	3/2.0	2,187 (+6%)	3mo	$425,000	$194	72
737 Greenbriar	0.26mi	3/2.0	2,072 (+0%)	21mo	$349,900	$169	62
675 Greenbriar Trl	0.29mi	3/2.0	1,903 (-8%)	6mo	$325,000	$171	60
436 Green Meadow Trl	0.15mi	4/2.0 (+1)	2,123 (+3%)	18mo	$380,000	$179	59
719 Greenbriar Trl	0.27mi	3/2.5	2,130 (+3%)	20mo	$410,000	$192	59
496 Greenbriar Trl	0.42mi	3/3.0	1,917 (-7%)	8mo	$268,500	$140	58
810 Clear Water Trl	0.68mi	3/2.0	2,032 (-2%)	1mo	$475,000	$234	57
177 Pine Wood Gln	0.24mi	3/3.0	2,325 (+13%)	9mo	$422,000	$182	56
790 Clear Water Trl	0.65mi	2/2.5 (-1)	2,079 (+1%)	12mo	$540,000	$260	47
320 Greenbriar Trl	0.62mi	3/2.5	1,864 (-10%)	5mo	$355,000	$190	45
316 Oxbow Cv	0.40mi	4/3.0 (+1)	2,362 (+14%)	12mo	$549,900	$233	38
275 Woodside Ln	0.59mi	2/2.0 (-1)	1,866 (-10%)	22mo	$250,000	$134	26

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

Projected returns pro-forma

3.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.86×
• Total profit: $-10,837
• Equity at exit: $130,109

10-year hold

• IRR: 2.0%
• Equity multiple: 1.32×
• Total profit: $25,601
• Equity at exit: $201,731

Cash invested: $80,052 (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 75765

• Home prices YoY: 1.3%
• Active inventory: 216
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,837 medium
• Mortgage (P&I): −$1,499
• Tax from tax record: −$390 /mo · $4,680/yr
• Insurance: −$119
• HOA: −$179
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-736

Break-even live

Break-even rent $2,769

Max offer price $155,823

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: $71,475
• Closing costs: $8,577
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $179 · $2,148/yr
• Likely covers: security

Listing history 27 events

1. 2026-06-18
   days on market $285,900 Active 35 DOM
2. 2026-06-17
   days on market $285,900 Active 34 DOM
3. 2026-06-16
   days on market $285,900 Active 33 DOM
4. 2026-06-15
   days on market $285,900 Active 32 DOM
5. 2026-06-13
   days on market $285,900 Active 30 DOM
6. 2026-06-12
   days on market $285,900 Active 29 DOM
7. 2026-06-10
   days on market $285,900 Active 26 DOM
8. 2026-06-08
   days on market $285,900 Active 25 DOM
9. 2026-06-08
   days on market $285,900 Active 24 DOM
10. 2026-06-07
    days on market $285,900 Active 23 DOM
11. 2026-06-03
    days on market $285,900 Active 20 DOM
12. 2026-06-02
    days on market $285,900 Active 19 DOM
13. 2026-06-01
    days on market $285,900 Active 18 DOM
14. 2026-05-31
    days on market $285,900 Active 17 DOM
15. 2026-05-13
    listed $285,900 Active 1014-char remark
16. 2026-05-12
    listed $289,500 Active 1010-char remark

    Show marketing remark (1010 chars)

    A must see! Set on an elevated level lot with pine and oak trees and a front porch to enjoy your morning coffee. Relax on the back deck, listen to the birds chirping, watch the squirrels playing around and the deer strolling by. Azaleas bloom along the back fence during spring. The fenced back yard has space for a garden and areas for planting flowers. The shed has plenty of room for your tools and shelving for projects. Skylights and numerous windows make for a home filled with light. There are 2 living areas and lots of space for entertaining. Visit with family and friends in the gathering room which consists of the kitchen, a sitting area and dining area. Pull-out shelves and a pantry are convenient for storage in the kitchen. Store your golf cart in extra space in the garage. There are too many amenities to name all in this gated community; such as, fishing lakes, golf, pickle ball, tennis, disc golf and numerous clubs. The 2021 washer and dryer convey. In 2023 a new heat pump was installed.

17. 2025-12-04
    historical
18. 2025-09-27
    listed $299,900 Active
19. 2022-03-04
    soldstatus
20. 2022-03-03
    soldstatus
21. 2022-03-03
    soldstatus Closed
22. 2022-03-02
    status Pending
23. 2022-01-31
    status Pending
24. 2022-01-24
    historical Active Option Contract
25. 2022-01-20
    listed $275,000
26. 2022-01-13
    listed $275,000 Active
27. 2003-07-01
    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: $4,680 · $390/mo
• Projected year-2 tax: $5,232 · $436/mo
• Expected delta: +$552/yr (+$46/mo · 11.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,041
• − Mortgage interest: −$16,015
• − Property taxes: −$4,680
• − Insurance: −$1,430
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − HOA: −$2,148
• − Depreciation: −$8,317
• Taxable loss: −$14,074
• Est. tax savings @ 24.0%: +$3,378
• After-tax cash flow: $-5,458/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: Harmony ISD
• NCES district ID: 4822560
• Math proficiency: 48% ▲ 2.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $47,303
• Composite: 40.47/100
• National rank: #3721
• State rank: #224 of 826 in TX

Livability — Holly Lake Ranch

• Score: 66/100
• State rank: #597
• US rank: #11377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holly Lake Ranch, TX
• Population (ZIP): 8,195

Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.10%
• Current HPI: 236.7688
• 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

13 events — show timeline

• 2026-05-13 Listed $285,900 NTREIS
• 2026-05-12 Listed $289,500 FSBO.com
• 2025-12-04 Listing Removed — NTREIS
• 2025-09-27 Listed $299,900 NTREIS
• 2022-03-04 Sold (Public Records) — Public Records
• 2022-03-03 Sold (MLS) — NTREIS
• 2022-03-03 Sold (MLS) — GTAR
• 2022-03-02 Pending — NTREIS
• 2022-01-31 Pending — NTREIS
• 2022-01-24 Contingent — NTREIS
• 2022-01-20 Listed $275,000 GTAR
• 2022-01-13 Listed $275,000 NTREIS
• 2003-07-01 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $4,680 · +0.4% YoY. Source: county tax records.