2084 County Road 4308 · Neylandville, TX 75401

$144,000

3 bd · 3.0 ba · 1,331 sqft · SingleFamily public records · 82 Days on market

Built 1960 1.04 ac lot $108/sqft · 38% below area Est $280k · 49% under

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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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Livability +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD Owned Home FHA CASE# 511-334961 SOLD AS-IS. Rural location with over 1 acre of land on a corner lot. This 3 bed, 2 full bath home is secluded from neighbors to allow for true country living. Open Concept floorplan with the main living area and kitchen. Large second Living-Dining Area, and large utility room. Three bedrooms and 2 bathrooms. The exterior has good curb appeal, covered porch and plenty of room for your pets and hobbies. Come take a look before it is gone! Owner occupant buyers may be able to purchase this home with as little as $100 down when utilizing the HUD FHA Sales Incentives.

Key facts

• Covered porch
• Over 1 acre of land
• Corner lot

Tags

• OVER 1 ACRE OF LAND
• CORNER LOT
• SECLUDED FROM NEIGHBORS
• OPEN CONCEPT FLOORPLAN
• LARGE UTILITY ROOM
• COVERED PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $135k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#1,550 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Commerce ISD (rural): math 23% / reading 33% proficiency, ranked #687 of 826 in TX (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 396 active listings in the ZIP; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).
• This rent runs 33% of the median local income ($60k/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 $996 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $56k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,360 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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. 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: 1.15% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.72%
• DSCR: 1.34
• GRM: 7.2

CMA / ARV

• ARV (median comp): $280,306
• List price: $144,000
• Delta: -48.63%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.62% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.74×
• Total profit: $-10,628
• Equity at exit: $21,471

10-year hold

• IRR: -1.2%
• Equity multiple: 0.93×
• Total profit: $-2,898
• Equity at exit: $12,450

Cash invested: $40,320 (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 75401

• Home prices YoY: -20.7%
• Rents YoY: 0.6%
• Active inventory: 396
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,655 medium
• Mortgage (P&I): −$755
• Tax from tax record: −$233 /mo · $2,799/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $259

Break-even live

Break-even rent $1,327

Max offer price $144,000

Occupancy floor 79%

Sensitivity live

Price	-10% $341	-5% $300	+0% $259	+5% $219	+10% $178
Rent	-10% $129	-5% $194	+0% $259	+5% $325	+10% $390
Rate	-1.0pp $332	-0.5pp $296	base $259	+0.5pp $222	+1.0pp $184

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-19
   historical Active Contingent 607-char remark

   Show marketing remark (607 chars)

   HUD Owned Home FHA CASE# 511-334961 SOLD AS-IS. Rural location with over 1 acre of land on a corner lot. This 3 bed, 2 full bath home is secluded from neighbors to allow for true country living. Open Concept floorplan with the main living area and kitchen. Large second Living-Dining Area, and large utility room. Three bedrooms and 2 bathrooms. The exterior has good curb appeal, covered porch and plenty of room for your pets and hobbies. Come take a look before it is gone! Owner occupant buyers may be able to purchase this home with as little as $100 down when utilizing the HUD FHA Sales Incentives.

2. 2026-04-30
   price $144,000 607-char remark

   Show marketing remark (607 chars)

   HUD Owned Home FHA CASE# 511-334961 SOLD AS-IS. Rural location with over 1 acre of land on a corner lot. This 3 bed, 2 full bath home is secluded from neighbors to allow for true country living. Open Concept floorplan with the main living area and kitchen. Large second Living-Dining Area, and large utility room. Three bedrooms and 2 bathrooms. The exterior has good curb appeal, covered porch and plenty of room for your pets and hobbies. Come take a look before it is gone! Owner occupant buyers may be able to purchase this home with as little as $100 down when utilizing the HUD FHA Sales Incentives.

3. 2026-04-13
   price $160,000 607-char remark

   Show marketing remark (607 chars)

   HUD Owned Home FHA CASE# 511-334961 SOLD AS-IS. Rural location with over 1 acre of land on a corner lot. This 3 bed, 2 full bath home is secluded from neighbors to allow for true country living. Open Concept floorplan with the main living area and kitchen. Large second Living-Dining Area, and large utility room. Three bedrooms and 2 bathrooms. The exterior has good curb appeal, covered porch and plenty of room for your pets and hobbies. Come take a look before it is gone! Owner occupant buyers may be able to purchase this home with as little as $100 down when utilizing the HUD FHA Sales Incentives.

4. 2026-02-28
   listed $200,000 Active 607-char remark

   Show marketing remark (607 chars)

   HUD Owned Home FHA CASE# 511-334961 SOLD AS-IS. Rural location with over 1 acre of land on a corner lot. This 3 bed, 2 full bath home is secluded from neighbors to allow for true country living. Open Concept floorplan with the main living area and kitchen. Large second Living-Dining Area, and large utility room. Three bedrooms and 2 bathrooms. The exterior has good curb appeal, covered porch and plenty of room for your pets and hobbies. Come take a look before it is gone! Owner occupant buyers may be able to purchase this home with as little as $100 down when utilizing the HUD FHA Sales Incentives.

5. 2023-09-20
   soldstatus Closed 997-char remark

   Show marketing remark (997 chars)

   Over 1 acre of beautifully treelined unrestricted corner lot featuring magnificent countryside views as far as the eye can see. This 3 bed, 2 full bath home is secluded from neighbors to allow for true country living. Exterior of home has updated shingles, new exterior paint, cedar accents, fresh landscaping, sodded front yard, & new gravel for doublewide driveway. Open Concept floorplan greets you loads of can lighting, refinished kitchen cabinets, SS Appliances, Quartz Countertops, tile backsplash, and pantry. Large second Living-Dining Area with plenty of room for your oversized furniture, built in bench, bay window, and large utility room. Home also features new electrical panel, foundation work completed, new HVAC system including ductwork, custom lighting, blinds, new toilets, faucets throughout, cabinet hardware, door handles, sinks, Interior Paint, Carpet in bedrooms, & Laminate in all main and wet areas. Rare opportunity to add your own touches and have land.

6. 2023-09-09
   status Pending 997-char remark

   Show marketing remark (997 chars)

   Over 1 acre of beautifully treelined unrestricted corner lot featuring magnificent countryside views as far as the eye can see. This 3 bed, 2 full bath home is secluded from neighbors to allow for true country living. Exterior of home has updated shingles, new exterior paint, cedar accents, fresh landscaping, sodded front yard, & new gravel for doublewide driveway. Open Concept floorplan greets you loads of can lighting, refinished kitchen cabinets, SS Appliances, Quartz Countertops, tile backsplash, and pantry. Large second Living-Dining Area with plenty of room for your oversized furniture, built in bench, bay window, and large utility room. Home also features new electrical panel, foundation work completed, new HVAC system including ductwork, custom lighting, blinds, new toilets, faucets throughout, cabinet hardware, door handles, sinks, Interior Paint, Carpet in bedrooms, & Laminate in all main and wet areas. Rare opportunity to add your own touches and have land.

7. 2023-09-04
   historical Active Option Contract 997-char remark

   Show marketing remark (997 chars)

   Over 1 acre of beautifully treelined unrestricted corner lot featuring magnificent countryside views as far as the eye can see. This 3 bed, 2 full bath home is secluded from neighbors to allow for true country living. Exterior of home has updated shingles, new exterior paint, cedar accents, fresh landscaping, sodded front yard, & new gravel for doublewide driveway. Open Concept floorplan greets you loads of can lighting, refinished kitchen cabinets, SS Appliances, Quartz Countertops, tile backsplash, and pantry. Large second Living-Dining Area with plenty of room for your oversized furniture, built in bench, bay window, and large utility room. Home also features new electrical panel, foundation work completed, new HVAC system including ductwork, custom lighting, blinds, new toilets, faucets throughout, cabinet hardware, door handles, sinks, Interior Paint, Carpet in bedrooms, & Laminate in all main and wet areas. Rare opportunity to add your own touches and have land.

8. 2023-08-31
   price $218,950 997-char remark

   Show marketing remark (997 chars)

   Over 1 acre of beautifully treelined unrestricted corner lot featuring magnificent countryside views as far as the eye can see. This 3 bed, 2 full bath home is secluded from neighbors to allow for true country living. Exterior of home has updated shingles, new exterior paint, cedar accents, fresh landscaping, sodded front yard, & new gravel for doublewide driveway. Open Concept floorplan greets you loads of can lighting, refinished kitchen cabinets, SS Appliances, Quartz Countertops, tile backsplash, and pantry. Large second Living-Dining Area with plenty of room for your oversized furniture, built in bench, bay window, and large utility room. Home also features new electrical panel, foundation work completed, new HVAC system including ductwork, custom lighting, blinds, new toilets, faucets throughout, cabinet hardware, door handles, sinks, Interior Paint, Carpet in bedrooms, & Laminate in all main and wet areas. Rare opportunity to add your own touches and have land.

9. 2023-08-24
   price $219,900 997-char remark

   Show marketing remark (997 chars)

   Over 1 acre of beautifully treelined unrestricted corner lot featuring magnificent countryside views as far as the eye can see. This 3 bed, 2 full bath home is secluded from neighbors to allow for true country living. Exterior of home has updated shingles, new exterior paint, cedar accents, fresh landscaping, sodded front yard, & new gravel for doublewide driveway. Open Concept floorplan greets you loads of can lighting, refinished kitchen cabinets, SS Appliances, Quartz Countertops, tile backsplash, and pantry. Large second Living-Dining Area with plenty of room for your oversized furniture, built in bench, bay window, and large utility room. Home also features new electrical panel, foundation work completed, new HVAC system including ductwork, custom lighting, blinds, new toilets, faucets throughout, cabinet hardware, door handles, sinks, Interior Paint, Carpet in bedrooms, & Laminate in all main and wet areas. Rare opportunity to add your own touches and have land.

10. 2023-08-18
    price $223,900 997-char remark

    Show marketing remark (997 chars)

    Over 1 acre of beautifully treelined unrestricted corner lot featuring magnificent countryside views as far as the eye can see. This 3 bed, 2 full bath home is secluded from neighbors to allow for true country living. Exterior of home has updated shingles, new exterior paint, cedar accents, fresh landscaping, sodded front yard, & new gravel for doublewide driveway. Open Concept floorplan greets you loads of can lighting, refinished kitchen cabinets, SS Appliances, Quartz Countertops, tile backsplash, and pantry. Large second Living-Dining Area with plenty of room for your oversized furniture, built in bench, bay window, and large utility room. Home also features new electrical panel, foundation work completed, new HVAC system including ductwork, custom lighting, blinds, new toilets, faucets throughout, cabinet hardware, door handles, sinks, Interior Paint, Carpet in bedrooms, & Laminate in all main and wet areas. Rare opportunity to add your own touches and have land.

11. 2023-08-04
    price $225,000 997-char remark

    Show marketing remark (997 chars)

    Over 1 acre of beautifully treelined unrestricted corner lot featuring magnificent countryside views as far as the eye can see. This 3 bed, 2 full bath home is secluded from neighbors to allow for true country living. Exterior of home has updated shingles, new exterior paint, cedar accents, fresh landscaping, sodded front yard, & new gravel for doublewide driveway. Open Concept floorplan greets you loads of can lighting, refinished kitchen cabinets, SS Appliances, Quartz Countertops, tile backsplash, and pantry. Large second Living-Dining Area with plenty of room for your oversized furniture, built in bench, bay window, and large utility room. Home also features new electrical panel, foundation work completed, new HVAC system including ductwork, custom lighting, blinds, new toilets, faucets throughout, cabinet hardware, door handles, sinks, Interior Paint, Carpet in bedrooms, & Laminate in all main and wet areas. Rare opportunity to add your own touches and have land.

12. 2023-07-27
    price $229,900 997-char remark

    Show marketing remark (997 chars)

    Over 1 acre of beautifully treelined unrestricted corner lot featuring magnificent countryside views as far as the eye can see. This 3 bed, 2 full bath home is secluded from neighbors to allow for true country living. Exterior of home has updated shingles, new exterior paint, cedar accents, fresh landscaping, sodded front yard, & new gravel for doublewide driveway. Open Concept floorplan greets you loads of can lighting, refinished kitchen cabinets, SS Appliances, Quartz Countertops, tile backsplash, and pantry. Large second Living-Dining Area with plenty of room for your oversized furniture, built in bench, bay window, and large utility room. Home also features new electrical panel, foundation work completed, new HVAC system including ductwork, custom lighting, blinds, new toilets, faucets throughout, cabinet hardware, door handles, sinks, Interior Paint, Carpet in bedrooms, & Laminate in all main and wet areas. Rare opportunity to add your own touches and have land.

13. 2023-07-14
    listed $237,000 Active 997-char remark

    Show marketing remark (997 chars)

    Over 1 acre of beautifully treelined unrestricted corner lot featuring magnificent countryside views as far as the eye can see. This 3 bed, 2 full bath home is secluded from neighbors to allow for true country living. Exterior of home has updated shingles, new exterior paint, cedar accents, fresh landscaping, sodded front yard, & new gravel for doublewide driveway. Open Concept floorplan greets you loads of can lighting, refinished kitchen cabinets, SS Appliances, Quartz Countertops, tile backsplash, and pantry. Large second Living-Dining Area with plenty of room for your oversized furniture, built in bench, bay window, and large utility room. Home also features new electrical panel, foundation work completed, new HVAC system including ductwork, custom lighting, blinds, new toilets, faucets throughout, cabinet hardware, door handles, sinks, Interior Paint, Carpet in bedrooms, & Laminate in all main and wet areas. Rare opportunity to add your own touches and have land.

14. 2023-05-17
    soldstatus Closed
15. 2023-04-26
    status Pending
16. 2023-04-20
    status Active
17. 2023-04-14
    status Pending
18. 2023-04-10
    listed $100,000 Active
19. 1988-10-21
    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: $2,799 · $233/mo
• Projected year-2 tax: $2,799 · $233/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,866
• − Mortgage interest: −$8,066
• − Property taxes: −$2,799
• − Insurance: −$720
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$4,189
• Taxable income: $912
• Est. tax owed @ 24.0%: −$219
• After-tax cash flow: $2,894/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: Commerce ISD
• NCES district ID: 4814820
• Math proficiency: 23% ▼ -10.00%
• Reading proficiency: 33% ▬ 0.00%
• Median HH income: $34,295
• Composite: 23.01/100
• National rank: #7977
• State rank: #687 of 826 in TX

Livability — Neylandville

• Score: 46/100
• State rank: #1550
• US rank: #26449

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hunt County · 71,969 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 22,669
• Household income: $59,908
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 638.0

Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 51% Hispanic / Latino 32% Black 13% Two or more races 11%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Slovak 2% Lithuanian 1% Iranian 1%
• Foreign-born: 13% · Canada
• Languages at home: 75% English-only · Spanish 24%

Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.45%
• Current HPI: 339.0287
• Rent YoY: ▲ 0.62%
• 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

+44.0% since first listed

19 events — show timeline

• 2026-05-19 Contingent — NTREIS
• 2026-04-30 Price Changed $144,000 NTREIS
• 2026-04-13 Price Changed $160,000 NTREIS
• 2026-02-28 Listed $200,000 NTREIS
• 2023-09-20 Sold (MLS) — NTREIS
• 2023-09-09 Pending — NTREIS
• 2023-09-04 Contingent — NTREIS
• 2023-08-31 Price Changed $218,950 NTREIS
• 2023-08-24 Price Changed $219,900 NTREIS
• 2023-08-18 Price Changed $223,900 NTREIS
• 2023-08-04 Price Changed $225,000 NTREIS
• 2023-07-27 Price Changed $229,900 NTREIS
• 2023-07-14 Listed $237,000 NTREIS
• 2023-05-17 Sold (MLS) — NTREIS
• 2023-04-26 Pending — NTREIS
• 2023-04-20 Relisted — NTREIS
• 2023-04-14 Pending — NTREIS
• 2023-04-10 Listed $100,000 NTREIS
• 1988-10-21 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,799 · +19.9% YoY. Source: county tax records.