108 Prairie Creek Rd · Red Oak, TX 75154

$317,000

3 bd · 2.0 ba · 1,301 sqft · SingleFamily public records · 4 Days on market

Built 1982 0.58 ac lot Est $302k · 5% over

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Why this score? — see what drove the C- 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 +22.7/30.0
• DSCR +7.3/10.0
• 1% rule +5.8/10.0
• ARV discount +5.2/15.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multiple Offers Received. Well-cared for 3-2-2 family home situated on over half an acre. Features include wood-burning fireplace, vaulted & beamed ceiling, walk-in closets, smooth cooktop, solar shade screens, bay window, vinyl siding on exterior wood, storage shed & more. You'll love the HUGE private yard with endless possibilities. Great neighborhood with a country feel, no city taxes, & desirable school district. Washer, dryer, and fridge included with a full price offer. Any offers received after 5pm Friday, will be presented on Monday, due to weekend open houses.

Key facts

• Larger homesite
• Flex room
• 0.58 acre lot

Tags

• QUIET ESTABLISHED NEIGHBORHOOD
• FLEX ROOM
• LARGER HOMESITE

Property features AI

Finance

• Other: Property type: Single family residence; Subdivision: Prairie View; County: Ellis
• Financial info: Second mortgage on property; Listing accepts Cash, Conventional, FHA, USDA Loan, VA Loan
• HOA & community: No association

Exterior

• Parking: Attached 1-car garage; Covered parking (1); Garage faces side; Additional storage
• Security: Audio and video consent/notice for visitors (surveillance devices present)
• Utilities: Septic system; All-weather road access; Outside city limits; No city services
• Home design: Single family residence; Residential property; One story
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1982
• Exterior features: Wood fencing; Shed(s); Cleared lot; Large backyard with grass; Acreage (.5 to <1 acre)

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Eat-in kitchen
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Cable TV available; Eat-in kitchen; Flat screen wiring; Bay windows; Window coverings; One living area; One dining area; Room count: 3; Levels: One
• Laundry & utility: Washer and dryer excluded from sale

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $317k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $317k).
• Cap rate 8.4% vs local median 3.9% in Red Oak — 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 69/100 on livability (#435 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: amenities F, commute F.
• Red Oak ISD (suburban): math 40% / reading 36% proficiency, ranked #384 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eastridge El (math 43% / reading 36%, grade F, #1,545 of 4,322 statewide, top 38%, 510 students, 62% FRL) — zoned schools average 62% FRL vs 42% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 573 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,016 units permitted in Ellis County in 2024 (20 in 5+ unit buildings).
• This rent runs 41% of the median local income ($100k/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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Ellis County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 24y 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.
• Current owner paid $76k; list at $317k implies a 316% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $317,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $301,832
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Prairie View Ln	0.26mi	3/2.0	1,299 (-0%)	2mo	$345,000	$266	86
121 Prairie View Ln	0.20mi	3/2.0	1,256 (-4%)	14mo	$325,000	$259	73
112 Prairie Creek Rd	0.05mi	4/2.0 (+1)	1,440 (+11%)	9mo	$295,000	$205	67
104 Lorene Dr	0.38mi	3/2.0	1,377 (+6%)	23mo	$320,000	$232	53
108 Deborde Cir	0.25mi	3/2.0	1,470 (+13%)	22mo	$315,000	$214	49
132 Mabry Ln	0.36mi	3/2.0	1,480 (+14%)	19mo	$335,000	$226	45
239 Ridge Oak Dr	0.59mi	3/2.0	1,186 (-9%)	17mo	$295,000	$249	44
120 Mabry Ln	0.30mi	2/2.0 (-1)	1,467 (+13%)	22mo	$285,000	$194	41
227 Prairie Creek Rd	0.62mi	3/2.0	1,460 (+12%)	20mo	$289,000	$198	34
324 Cole Rd	0.68mi	2/2.0 (-1)	1,153 (-11%)	14mo	$285,000	$247	32

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 · 2.99% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-16,623
• Equity at exit: $47,266

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $30,261
• Equity at exit: $27,408

Cash invested: $88,760 (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 75154

• Home prices YoY: -18.5%
• Rents YoY: 3.0%
• Active inventory: 573
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,427 medium
• Mortgage (P&I): −$1,662
• Tax from tax record: −$367 /mo · $4,404/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$720
• Net cashflow: $546

Break-even live

Break-even rent $2,736

Max offer price $317,000

Occupancy floor 79%

Sensitivity live

Price	-10% $725	-5% $635	+0% $546	+5% $456	+10% $366
Rent	-10% $275	-5% $410	+0% $546	+5% $681	+10% $816
Rate	-1.0pp $705	-0.5pp $626	base $546	+0.5pp $463	+1.0pp $380

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: $79,250
• Closing costs: $9,510
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 Washington St Unit 201 Red Oak, TX	2.0	2.0	1370	$4,705	$3.43	44d	1	0.37mi
628 Cherry Hill Rd Red Oak, TX	4.0	2.0	1818	$2,550	$1.40	2d	1	0.84mi
1028 Eastridge Cir Red Oak, TX	3.0	2.0	1270	$2,005	$1.58	2d	1	1.13mi

Listing history 3 events

1. 2026-06-21
   days on market $317,000 Active 4 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $317,000 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: $4,404 · $367/mo
• Projected year-2 tax: $5,801 · $483/mo
• Expected delta: +$1,397/yr (+$116/mo · 31.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $41,119
• − Mortgage interest: −$17,757
• − Property taxes: −$4,404
• − Insurance: −$1,585
• − Repairs & maintenance: −$3,290
• − Management: −$3,290
• − Depreciation: −$9,222
• Taxable income: $1,572
• Est. tax owed @ 24.0%: −$377
• After-tax cash flow: $6,169/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: Red Oak ISD
• NCES district ID: 4836660
• Math proficiency: 40% ▼ -12.00%
• Reading proficiency: 36% ▼ -9.00%
• Median HH income: $71,110
• Composite: 34.88/100
• National rank: #5084
• State rank: #384 of 826 in TX

Livability — Red Oak

• Score: 69/100
• State rank: #435
• US rank: #8931

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ellis County · 199,237 people
• City population: 52,516
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 52,516
• Household income: $100,388
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 1081.0

Population outlook (Ellis County) Hauer SSP2

• Today (2025): 194,556 people
• By 2030: 209,679 · +7.8%
• By 2040: 238,837 · +22.8%
• By 2050: 265,451 · +36.4%
• By 2075: 326,571 · +67.9%
• By 2100: 362,156 · +86.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 39% Black 30% Hispanic / Latino 27% Two or more races 12% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 18%

Political lean MEDSL · Ellis

• 2024 margin: Solid R (+31.1) · D 34.0% · R 65.1%
• 2008→2024 swing: +11.2pp toward D · 2008: -42.2pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+34.1 2016: R+45.4 2012: R+47.5 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.06%
• Current HPI: 294.5836
• Rent YoY: ▲ 2.99%
• 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

+315.7% since first listed

15 events — show timeline

• 2026-06-17 Listed $317,000 NTREIS
• 2019-04-24 Sold (Public Records) — Public Records
• 2019-04-23 Sold (MLS) — NTREIS
• 2019-04-05 Pending — NTREIS
• 2019-04-02 Contingent — NTREIS
• 2019-03-29 Listed $185,000 NTREIS
• 2009-03-02 Sold (Public Records) — Public Records
• 2009-02-26 Sold (MLS) — NTREIS
• 2009-01-27 Listing Removed — NTREIS
• 2009-01-21 Listed $107,900 NTREIS
• 2003-05-02 Sold (Public Records) — Public Records
• 2003-03-14 Listing Removed — NTREIS
• 2002-07-22 Listed $105,500 NTREIS
• 1993-04-05 Sold (Public Records) — Public Records
• 1983-05-12 Sold (Public Records) $76,250 Public Records

Property tax history

+4.6%/yr

Latest (2025): $4,404 · +4.6% YoY. Source: county tax records.