101 Saint James Ct · Rhome, TX 76078

$264,900

3 bd · 2.0 ba · 1,465 sqft · SingleFamily public records · 32 Days on market

Built 1998 9,670 sqft lot $181/sqft · at area comps Est $265k · at est.

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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
• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0

Listing remarks MLS

Attractive home in desirable NW ISD neighborhood. This 3 BR, 2 Bath, well-maintained home is on large lot in cul-de-sac with double backyard gates to fully enjoy outdoor life! Newly tiled floors in areas including master bath and shower. See full list of updates! Spacious backyard with covered patio allows for relaxing and BBQ’s. Rhome Family Park is a short walk to play. Close access to major freeway with convenient retail, entertainment and shopping. This terrific home will go quick! FIRM DEADLINE FOR OFFERS IS 6PM Saturday, MAY 1.

Key facts

• Spacious backyard
• Custom shower
• Brand new flooring

Tags

• FRESHLY LANDSCAPED YARD
• BRAND NEW FLOORING
• FRESH INTERIOR PAINT
• CUSTOM SHOWER
• TWO WALK-IN CLOSETS
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: Possession in 30–60 days; Subdivision: Crown Point Ph1
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage; 2 covered spaces; Driveway and on-street parking; garage faces side
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Electricity connected; Not in a municipal utility district
• Home design: Single-family residence; One story; Brick construction; Shingle roof; Slab foundation
• Construction: Built in 1998; Brick exterior; Shingle roof; Slab foundation
• Exterior features: Cul-de-sac location (per directions); Lot less than 0.5 acre

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Eat-in kitchen with pantry
• Bedrooms: 3 bedrooms; Primary bedroom on main level with dual sinks, ensuite bath, garden tub, separate shower and walk-in closet
• Flooring: Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms; Primary bath includes dual sinks, garden tub and separate shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Decorative lighting; Double vanity; Eat-in kitchen; High-speed internet available; Pantry; Vaulted ceilings; Walk-in closets; Fireplace (wood burning); One living area; One dining area; Two total rooms (per listing entry count)
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-432 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (28.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (24.5% below list).
• Recommended offer: $189k (28.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 74/100 on livability (#165 in TX, #4,376 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F.
• Northwest ISD (rural): math 48% / reading 52% proficiency, ranked #120 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Prairie View El (math 21% / reading 27%, grade F, #3,221 of 4,322 statewide, top 75%, 631 students, 54% FRL) — zoned schools average 54% FRL vs 22% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 50% district-wide (-26 pts) — the specific schools serving this property underperform the Northwest ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 262 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 460 units permitted in Wise County in 2024 (243 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Wise County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,590 (28.8% 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 32 days. Have you received any prior offers? Is the seller open to a 29% 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 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?
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: 0.75% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.99%
• DSCR: 0.69
• GRM: 11.0

CMA / ARV

• ARV (median comp): $265,107
• List price: $264,900
• Delta: -0.08%
• 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
101 Saint James Ct	0.00mi	3/2.0	1,465 (0%)	0mo	$264,900	$181	100
620 Troxell Blvd	0.03mi	3/2.0	1,422 (-3%)	0mo	$237,000	$167	94
100 Troxell Blvd	0.03mi	3/2.0	1,450 (-1%)	10mo	$275,000	$190	89
112 Kensington Ct	0.08mi	3/2.0	1,476 (+1%)	8mo	$259,900	$176	89
113 Kings Way Dr	0.17mi	3/2.0	1,476 (+1%)	10mo	$254,999	$173	82
213 Troxell Blvd	0.11mi	3/2.0	1,507 (+3%)	12mo	$294,700	$196	80
420 Stirling Rd	0.22mi	3/2.0	1,382 (-6%)	1mo	$266,900	$193	80
104 Troxell Blvd	0.03mi	3/2.0	1,311 (-10%)	6mo	$259,900	$198	76
400 Stirling Rd	0.28mi	3/2.0	1,476 (+1%)	12mo	$282,500	$191	75
621 Troxell Blvd	0.05mi	3/2.0	1,252 (-14%)	7mo	$218,500	$175	67
11812 Mancos Trl	0.45mi	3/2.0	1,402 (-4%)	7mo	$243,449	$174	66
330 W Morris St	0.63mi	3/2.0	1,601 (+9%)	6mo	$365,000	$228	50

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

Projected returns pro-forma

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

5-year hold

• IRR: 19.4%
• Equity multiple: 2.58×
• Total profit: $116,900
• Equity at exit: $238,643

10-year hold

• IRR: 17.8%
• Equity multiple: 5.94×
• Total profit: $366,169
• Equity at exit: $514,642

Cash invested: $74,172 (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 76078

• Home prices YoY: 6.5%
• Active inventory: 262
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$512 /mo · $6,146/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-432

Break-even live

Break-even rent $2,546

Max offer price $188,590

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 S Main St Rhome, TX	3.0	1.0	1071	$1,295	$1.21	43d	1	0.45mi
611 Gladness Unit A Rhome, TX	3.0	2.5	1828	$2,385	$1.30	1d	1	1.01mi

Listing history 9 events

1. 2026-05-19
   historical Active Option Contract 1225-char remark
2. 2026-05-11
   price $264,900 1225-char remark
3. 2026-04-23
   listed $275,000 Active 1225-char remark
4. 2021-05-28
   soldstatus
5. 2021-05-25
   soldstatus Sold 546-char remark

   Show marketing remark (546 chars)

   Attractive home in desirable NW ISD neighborhood. This 3 BR, 2 Bath, well-maintained home is on large lot in cul-de-sac with double backyard gates to fully enjoy outdoor life! Newly tiled floors in areas including master bath and shower. See full list of updates! Spacious backyard with covered patio allows for relaxing and BBQ’s. Rhome Family Park is a short walk to play. Close access to major freeway with convenient retail, entertainment and shopping. This terrific home will go quick! FIRM DEADLINE FOR OFFERS IS 6PM Saturday, MAY 1.

6. 2021-05-05
   status Pending 546-char remark

   Show marketing remark (546 chars)

   Attractive home in desirable NW ISD neighborhood. This 3 BR, 2 Bath, well-maintained home is on large lot in cul-de-sac with double backyard gates to fully enjoy outdoor life! Newly tiled floors in areas including master bath and shower. See full list of updates! Spacious backyard with covered patio allows for relaxing and BBQ’s. Rhome Family Park is a short walk to play. Close access to major freeway with convenient retail, entertainment and shopping. This terrific home will go quick! FIRM DEADLINE FOR OFFERS IS 6PM Saturday, MAY 1.

7. 2021-05-02
   historical Active Option Contract 546-char remark

   Show marketing remark (546 chars)

   Attractive home in desirable NW ISD neighborhood. This 3 BR, 2 Bath, well-maintained home is on large lot in cul-de-sac with double backyard gates to fully enjoy outdoor life! Newly tiled floors in areas including master bath and shower. See full list of updates! Spacious backyard with covered patio allows for relaxing and BBQ’s. Rhome Family Park is a short walk to play. Close access to major freeway with convenient retail, entertainment and shopping. This terrific home will go quick! FIRM DEADLINE FOR OFFERS IS 6PM Saturday, MAY 1.

8. 2021-04-29
   listed $220,000 Active 546-char remark

   Show marketing remark (546 chars)

   Attractive home in desirable NW ISD neighborhood. This 3 BR, 2 Bath, well-maintained home is on large lot in cul-de-sac with double backyard gates to fully enjoy outdoor life! Newly tiled floors in areas including master bath and shower. See full list of updates! Spacious backyard with covered patio allows for relaxing and BBQ’s. Rhome Family Park is a short walk to play. Close access to major freeway with convenient retail, entertainment and shopping. This terrific home will go quick! FIRM DEADLINE FOR OFFERS IS 6PM Saturday, MAY 1.

9. 1999-02-19
   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: $6,146 · $512/mo
• Projected year-2 tax: $6,146 · $512/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $23,996
• − Mortgage interest: −$14,839
• − Property taxes: −$6,146
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$7,706
• Taxable loss: −$9,859
• Est. tax savings @ 24.0%: +$2,366
• After-tax cash flow: $-2,818/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: Northwest ISD
• NCES district ID: 4833180
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $85,315
• Composite: 46.15/100
• National rank: #2504
• State rank: #120 of 826 in TX

Livability — Rhome

• Score: 74/100
• State rank: #165
• US rank: #4376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rhome, TX
• County: Wise County · 49,037 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 10,828
• Household income: $99,866
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 10.0

Population outlook (Wise County) Hauer SSP2

• Today (2025): 71,620 people
• By 2030: 75,858 · +5.9%
• By 2040: 83,908 · +17.2%
• By 2050: 90,717 · +26.7%
• By 2075: 107,583 · +50.2%
• By 2100: 114,996 · +60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 24% Two or more races 11% Native American 4% Black 2%
• Hispanic origin (detail): Mexican 20% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 14% German/W. Germanic 1%

Political lean MEDSL · Wise

• 2024 margin: Solid R (+70.0) · D 14.7% · R 84.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -55.7pp · 2024: -70.0pp
• All cycles: 2024: R+70.0 2020: R+68.2 2016: R+69.9 2012: R+67.5 2008: R+55.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.94%
• Current HPI: 325.22
• Rent YoY: —
• 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

+20.4% since first listed

11 events — show timeline

• 2026-06-12 Sold (MLS) — NTREIS
• 2026-05-25 Pending — NTREIS
• 2026-05-19 Contingent — NTREIS
• 2026-05-11 Price Changed $264,900 NTREIS
• 2026-04-23 Listed $275,000 NTREIS
• 2021-05-28 Sold (Public Records) — Public Records
• 2021-05-25 Sold (MLS) — NTREIS
• 2021-05-05 Pending — NTREIS
• 2021-05-02 Contingent — NTREIS
• 2021-04-29 Listed $220,000 NTREIS
• 1999-02-19 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $6,146 · +7.9% YoY. Source: county tax records.