697 Fm 179 · New Home, TX 79373

$189,000

4 bd · 1.0 ba · 2,340 sqft · SingleFamily public records · 4 Days on market

Built 2020 2.05 ac lot

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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 +9.8/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Cash flow +5.0/30.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.0/10.0

Listing remarks

Space, light, and opportunity come together in this 4-bedroom, 2-bath home set on a generously sized lot. The interior offers natural lighting and a practical layout, while the 2-car detached garage adds valuable storage and parking. Deferred maintenance and dated finishes provide a clear opportunity for renovation and updates. Conveniently located near FM 179, FM 211, and US-87.

Key facts

• Natural lighting
• Practical layout
• Conveniently located

Tags

• NATURAL LIGHTING
• PRACTICAL LAYOUT
• DETACHED GARAGE
• OPPORTUNITY FOR RENOVATION
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Detached 2-car garage
• Security: See remarks
• Home design: Manufactured home; Updated/remodeled
• Construction: Composition roof; Pillar/post/pier foundation; Other construction materials; 2,340 above-grade finished area
• Exterior features: Storage structure; Asphalt road access

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Built-in features; Eat-in kitchen; Kitchen island; Storage

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-442 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (41.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (37.0% below list).
• Recommended offer: $111k (41.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 70/100 on livability (#343 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: health & safety C-, crime D+, amenities F.
• New Home ISD (rural): math 71% / reading 70% proficiency, ranked #16 of 826 in TX (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 62 active listings in the ZIP.

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (9.7% local appreciation)).
• Lynn County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $110,839 (41.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.63% ✗
• Cap rate: 3.48%
• Cash-on-cash: -10.03%
• DSCR: 0.55
• GRM: 13.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 2.34×
• Total profit: $70,725
• Equity at exit: $165,911

10-year hold

• IRR: 15.8%
• Equity multiple: 5.34×
• Total profit: $229,528
• Equity at exit: $353,257

Cash invested: $52,920 (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 79373

• Home prices YoY: 8.6%
• Active inventory: 62
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,190 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$313 /mo · $3,754/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-442

Break-even live

Break-even rent $1,750

Max offer price $110,839

Occupancy floor —

Sensitivity live

Price	-10% $-335	-5% $-389	+0% $-442	+5% $-496	+10% $-549
Rent	-10% $-536	-5% $-489	+0% $-442	+5% $-395	+10% $-348
Rate	-1.0pp $-347	-0.5pp $-394	base $-442	+0.5pp $-491	+1.0pp $-541

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $189,000 Active 4 DOM
2. 2026-06-17
   days on market $189,000 Active 3 DOM
3. 2026-06-16
   days on market $189,000 Active 2 DOM
4. 2026-06-15
   remarks 382-char remark
5. 2026-06-15
   listed $189,000 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: $3,754 · $313/mo
• Projected year-2 tax: $3,754 · $313/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,282
• − Mortgage interest: −$10,587
• − Property taxes: −$3,754
• − Insurance: −$945
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$5,498
• Taxable loss: −$8,787
• Est. tax savings @ 24.0%: +$2,109
• After-tax cash flow: $-3,201/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: New Home ISD
• NCES district ID: 4832490
• Math proficiency: 71% ▼ -9.00%
• Reading proficiency: 70% ▬ 0.00%
• Median HH income: $57,372
• Composite: 60.5/100
• National rank: #845
• State rank: #16 of 826 in TX

Livability — New Home

• Score: 70/100
• State rank: #343
• US rank: #7488

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,021

Population outlook (Lynn County) Hauer SSP2

• Today (2025): 5,360 people
• By 2030: 5,162 · -3.7%
• By 2040: 4,811 · -10.2%
• By 2050: 4,422 · -17.5%
• By 2075: 3,362 · -37.3%
• By 2100: 2,177 · -59.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 53% Hispanic / Latino 41% Two or more races 27% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Lithuanian 2% Slovak 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 82% English-only · Spanish 17% Tagalog/Filipino 1%

Political lean MEDSL · Lynn

• 2024 margin: Solid R (+70.3) · D 14.4% · R 84.7%
• 2008→2024 swing: -30.3pp toward R · 2008: -40.0pp · 2024: -70.3pp
• All cycles: 2024: R+70.3 2020: R+62.1 2016: R+57.2 2012: R+49.3 2008: R+40.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.68%
• Current HPI: 122.721
• 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

1 event — show timeline

• 2026-06-14 Listed $189,000 LARMLS