330 FM 3147 · Itasca, TX 76055

$368,700

3 bd · 3.0 ba · 1,320 sqft · Other public records · 55 Days on market

Built 2023 0.93 ac lot $279/sqft · 6% below area Est $417k · 12% under ↓ 4% since listing

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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 +12.7/15.0
• Appreciation +10.0/10.0
• Cash flow +4.4/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Affordable New Construction on Acreage! Welcome to the country lifestyle—space, privacy, and modern finishes—all on your own approximate 1-acre homesite. Built in 2023, never lived in! This beautifully crafted 3-bedroom, 2-bath home offers the perfect blend of low-maintenance living and country freedom, just a short drive from the Metroplex. Step inside to an open-concept layout featuring stained concrete floors, granite countertops throughout, and custom wood cabinetry with under cabinet lighting that adds warmth and quality you can feel. The kitchen is designed to impress with stainless steel appliances, ample counter space, and a functional layout perfect for everyday living

Key facts

• Acreage
• New construction
• Granite countertops

Tags

• NEW CONSTRUCTION
• ACREAGE
• OPEN-CONCEPT LAYOUT
• STAINED CONCRETE FLOORS
• GRANITE COUNTERTOPS
• CUSTOM WOOD CABINETRY

Property features AI

Finance

• Other: Parcel ID available; Possession at closing/funding or upon completion
• Financial info: Listing terms: Cash, Conventional, FHA, VA
• HOA & community: No HOA / no association

Exterior

• Parking: No garage; Gravel parking; No covered or carport spaces
• Utilities: Aerobic septic; Co-op water; Not in a municipal utility district
• Home design: Single-family home; One story; New construction completed in 2023; Property faces unspecified direction
• Construction: Brick and rock/stone exterior; Composition roof; Slab foundation; Built in 2023
• Exterior features: Interior lot; Utilities easement

Interior

• Kitchen: Granite counters; Breakfast bar; Built-in cabinets; Pantry; Water line to refrigerator; Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with walk-in closet
• Flooring: Concrete flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Granite counters; Pantry; High-speed internet available; Six total rooms; One living area; One dining area; One-level layout
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $369k.

Deal economics

• At list price, monthly cash flow is $-971 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (46.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (52.9% below list).
• Recommended offer: $174k (52.9% below list) — sets the bar for 1% rule.
• Cap rate 3.1% vs local median 5.7% in Itasca — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 63/100 on livability (#832 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, amenities F, commute F.
• Itasca ISD (rural): math 23% / reading 35% proficiency, ranked #636 of 826 in TX (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Itasca El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 295 students, 74% FRL).
• Market conditions: 83 active listings in the ZIP; 65 units permitted in Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $39k of equity ($3k loan paydown + $37k appreciation (10.0% local appreciation)).
• Hill County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($358k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $173,523 (52.9% 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 55 days. Have you received any prior offers? Is the seller open to a 53% 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: 0.47% ✗
• Cap rate: 3.13%
• Cash-on-cash: -11.29%
• DSCR: 0.50
• GRM: 17.7

CMA / ARV

• ARV (median comp): $417,263
• List price: $368,700
• Delta: -11.64%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $138,840
• Equity at exit: $332,154

10-year hold

• IRR: 15.7%
• Equity multiple: 5.43×
• Total profit: $457,311
• Equity at exit: $716,303

Cash invested: $103,236 (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 76055

• Home prices YoY: 4.1%
• Active inventory: 83
• Price-to-rent: 17.7×

Monthly cashflow live

• Estimated rent: $1,735 medium
• Mortgage (P&I): −$1,934
• Tax from tax record: −$255 /mo · $3,060/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-971

Break-even live

Break-even rent $2,965

Max offer price $197,114

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: $92,175
• Closing costs: $11,061
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $368,700 Active 55 DOM
2. 2026-06-17
   days on market $368,700 Active 54 DOM
3. 2026-06-16
   days on market $368,700 Active 53 DOM
4. 2026-06-15
   days on market $368,700 Active 52 DOM
5. 2026-06-13
   days on market $368,700 Active 50 DOM
6. 2026-06-12
   days on market $368,700 Active 49 DOM
7. 2026-06-10
   days on market $368,700 Active 46 DOM
8. 2026-06-08
   days on market $368,700 Active 45 DOM
9. 2026-06-08
   days on market $368,700 Active 44 DOM
10. 2026-06-05
    days on market $368,700 Active 42 DOM
11. 2026-06-03
    days on market $368,700 Active 40 DOM
12. 2026-06-02
    days on market $368,700 Active 39 DOM
13. 2026-06-01
    days on market $368,700 Active 38 DOM
14. 2026-05-31
    days on market $368,700 Active 37 DOM
15. 2026-04-24
    listed $368,700 Active 1280-char remark
16. 2026-02-28
    historical
17. 2025-09-08
    listed $385,000 Active

ⓘ 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: $3,060 · $255/mo
• Projected year-2 tax: $6,747 · $562/mo
• Expected delta: +$3,687/yr (+$307/mo · 120.5%)

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

Taxation est. · year 1

• Rental income: $20,823
• − Mortgage interest: −$20,653
• − Property taxes: −$3,060
• − Insurance: −$1,844
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$10,726
• Taxable loss: −$18,791
• Est. tax savings @ 24.0%: +$4,510
• After-tax cash flow: $-7,146/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: Itasca ISD
• NCES district ID: 4824480
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 35% ▼ -1.00%
• Median HH income: $49,224
• Composite: 25.26/100
• National rank: #7499
• State rank: #636 of 826 in TX

Livability — Itasca

• Score: 63/100
• State rank: #832
• US rank: #14977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,719
• Population (ZIP): 3,719

Population outlook (Hill County) Hauer SSP2

• Today (2025): 34,013 people
• By 2030: 33,289 · -2.1%
• By 2040: 31,688 · -6.8%
• By 2050: 30,100 · -11.5%
• By 2075: 26,818 · -21.2%
• By 2100: 22,918 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 30% Two or more races 9% Black 6%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 11% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Hill

• 2024 margin: Solid R (+64.4) · D 17.5% · R 81.8%
• 2008→2024 swing: -23.0pp toward R · 2008: -41.4pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+60.7 2016: R+58.4 2012: R+53.0 2008: R+41.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.37%
• Current HPI: 264.5221
• 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

-4.2% since first listed

3 events — show timeline

• 2026-04-24 Listed $368,700 NTREIS
• 2026-02-28 Listing Removed — NTREIS
• 2025-09-08 Listed $385,000 NTREIS

Property tax history

+23.4%/yr

Latest (2025): $3,060 · +23.4% YoY. Source: county tax records.