Passionflower II Plan · Rhome, TX 76071

$359,900

4 bd · 3.0 ba · 2,102 sqft · SingleFamily · 191 Days on market

↓ 8% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.6/30.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Explore new-construction homes in Newark, TX at Aspire at Reunion. Offering a variety of floorplans with up to 5 bedrooms and 3 baths, this incredible community features on-site amenities and a convenient location. Each new home showcases K. Hovnanian's exclusive Looks interiors, curated by professionals. Select from three distinct styles: Loft, Farmhouse, or Elements and enjoy a beautiful home from the moment you walk inside. Beyond easy access to Highway 114 and U. S. 287, you'll find a wealth of things to do right at your doorstep, including an amenity center, walking trails, and event lawn for gathering with friends. Offered By: K. Hovnanian DFW Aspire at Reunion, LLC The Passionflower II offers: Great room with beautiful natural lighting and backyard access. Thoughtfully designed kitchen with abundant counter space. Secluded primary suite with spacious walk-in closet. Convenient home office to use as a media room or study. Large laundry room with option to add laundry sink. Spacious covered patio to enjoy meals outdoors.

Key facts

• Amenity center
• On-site amenities
• Convenient location

Tags

• NEW CONSTRUCTION HOMES
• ON-SITE AMENITIES
• CONVENIENT LOCATION
• THREE DISTINCT STYLES
• AMENITY CENTER
• WALKING TRAILS

🏗️ New construction. The $359,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $437,289.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-905 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (25.5% below list).
• Recommended offer: $268k (25.5% below list) — sets the bar for 1% rule.

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: schools D-, 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.
• Market conditions: 80 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).
• This rent runs 32% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Wise County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; 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 $267,953 (25.5% 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 191 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.61% ✗
• Cap rate: 3.81%
• Cash-on-cash: -8.87%
• DSCR: 0.61
• GRM: 13.6

CMA / ARV

• ARV (median comp): $437,289
• List price: $359,900
• Delta: -17.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
168 Summer Rain Way	0.16mi	4/3.0	2,102 (0%)	2mo	$385,000	$183	91
116 County Road 4651 Rd	0.28mi	3/2.0 (-1)	1,869 (-11%)	6mo	$299,900	$160	54
147 Texasage St	0.54mi	5/2.5 (+1)	2,141 (+2%)	17mo	$359,990	$168	50
390 County Road 4929	0.73mi	3/2.5 (-1)	2,196 (+4%)	6mo	$450,000	$205	47
120 Texasage St	0.60mi	4/2.0	1,834 (-13%)	9mo	$349,000	$190	39
277 County Road 4929	0.69mi	3/3.5 (-1)	2,136 (+2%)	23mo	$493,900	$231	39
141 Hawksbill Ln	0.73mi	4/2.0	2,039 (-3%)	22mo	$384,190	$188	39
149 Hawksbill Ln	0.72mi	4/2.0	1,816 (-14%)	22mo	$359,990	$198	22

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -32.0%
• Equity multiple: -0.05×
• Total profit: $-128,470
• Equity at exit: $65,201

10-year hold

• IRR: -36.7%
• Equity multiple: -0.52×
• Total profit: $-185,940
• Equity at exit: $37,809

Cash invested: $122,441 (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 76071

• Home prices YoY: -19.1%
• Active inventory: 80
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,680 medium
• Mortgage (P&I): −$2,293
• Tax est. 1.5%: −$547 /mo · $6,559/yr
• Insurance: −$182
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $-905

Break-even live

Break-even rent $3,825

Max offer price $306,308

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: $109,322
• Closing costs: $13,119
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Lunayena Rd Rhome, TX	4.0	2.0	2039	$2,200	$1.08	22d	1	0.87mi
135 Lunayena Rd Rhome, TX	4.0	2.0	2039	$2,200	$1.08	1d	1	0.87mi

Listing history 16 events

1. 2026-06-18
   days on market $359,900 Active 191 DOM
2. 2026-06-17
   days on market $359,900 Active 190 DOM
3. 2026-06-16
   days on market $359,900 Active 189 DOM
4. 2026-06-15
   days on market $359,900 Active 188 DOM
5. 2026-06-13
   days on market $359,900 Active 186 DOM
6. 2026-06-09
   days on market $359,900 Active 182 DOM
7. 2026-06-08
   days on market $359,900 Active 181 DOM
8. 2026-06-07
   days on market $359,900 Active 180 DOM
9. 2026-06-04
   days on market $359,900 Active 177 DOM
10. 2026-06-03
    days on market $359,900 Active 176 DOM
11. 2026-06-02
    days on market $359,900 Active 175 DOM
12. 2026-06-01
    days on market $359,900 Active 174 DOM
13. 2026-05-31
    days on market $359,900 Active 173 DOM
14. 2026-02-27
    price $359,900 1042-char remark

    Show marketing remark (1042 chars)

    Explore new-construction homes in Newark, TX at Aspire at Reunion. Offering a variety of floorplans with up to 5 bedrooms and 3 baths, this incredible community features on-site amenities and a convenient location. Each new home showcases K. Hovnanian's exclusive Looks interiors, curated by professionals. Select from three distinct styles: Loft, Farmhouse, or Elements and enjoy a beautiful home from the moment you walk inside. Beyond easy access to Highway 114 and U. S. 287, you'll find a wealth of things to do right at your doorstep, including an amenity center, walking trails, and event lawn for gathering with friends. Offered By: K. Hovnanian DFW Aspire at Reunion, LLC The Passionflower II offers: Great room with beautiful natural lighting and backyard access. Thoughtfully designed kitchen with abundant counter space. Secluded primary suite with spacious walk-in closet. Convenient home office to use as a media room or study. Large laundry room with option to add laundry sink. Spacious covered patio to enjoy meals outdoors.

15. 2025-12-18
    price $369,900 1042-char remark

    Show marketing remark (1042 chars)

    Explore new-construction homes in Newark, TX at Aspire at Reunion. Offering a variety of floorplans with up to 5 bedrooms and 3 baths, this incredible community features on-site amenities and a convenient location. Each new home showcases K. Hovnanian's exclusive Looks interiors, curated by professionals. Select from three distinct styles: Loft, Farmhouse, or Elements and enjoy a beautiful home from the moment you walk inside. Beyond easy access to Highway 114 and U. S. 287, you'll find a wealth of things to do right at your doorstep, including an amenity center, walking trails, and event lawn for gathering with friends. Offered By: K. Hovnanian DFW Aspire at Reunion, LLC The Passionflower II offers: Great room with beautiful natural lighting and backyard access. Thoughtfully designed kitchen with abundant counter space. Secluded primary suite with spacious walk-in closet. Convenient home office to use as a media room or study. Large laundry room with option to add laundry sink. Spacious covered patio to enjoy meals outdoors.

16. 2025-12-09
    listed $389,900 Active 1042-char remark

    Show marketing remark (1042 chars)

    Explore new-construction homes in Newark, TX at Aspire at Reunion. Offering a variety of floorplans with up to 5 bedrooms and 3 baths, this incredible community features on-site amenities and a convenient location. Each new home showcases K. Hovnanian's exclusive Looks interiors, curated by professionals. Select from three distinct styles: Loft, Farmhouse, or Elements and enjoy a beautiful home from the moment you walk inside. Beyond easy access to Highway 114 and U. S. 287, you'll find a wealth of things to do right at your doorstep, including an amenity center, walking trails, and event lawn for gathering with friends. Offered By: K. Hovnanian DFW Aspire at Reunion, LLC The Passionflower II offers: Great room with beautiful natural lighting and backyard access. Thoughtfully designed kitchen with abundant counter space. Secluded primary suite with spacious walk-in closet. Convenient home office to use as a media room or study. Large laundry room with option to add laundry sink. Spacious covered patio to enjoy meals outdoors.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $32,154
• − Mortgage interest: −$24,495
• − Property taxes: −$6,559
• − Insurance: −$2,186
• − Repairs & maintenance: −$2,572
• − Management: −$2,572
• − Depreciation: −$12,721
• Taxable loss: −$18,952
• Est. tax savings @ 24.0%: +$4,549
• After-tax cash flow: $-6,314/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

• County: Wise County · 49,037 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 5,159
• Household income: $101,989
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 31.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 17% Two or more races 11% Black 3%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 2% Portuguese 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 10% Other Asian/Pacific 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: ▼ -47.62%
• Current HPI: 201.8868
• 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

-7.7% since first listed

3 events — show timeline

• 2026-02-27 Price Changed $359,900 Zillow
• 2025-12-18 Price Changed $369,900 Zillow
• 2025-12-09 Listed $389,900 Zillow