268 Cass Cir · Bullard, TX 75762

$294,000

4 bd · 2.0 ba · 2,032 sqft · SingleFamily public records · 28 Days on market

Built 2006 7,200 sqft lot $145/sqft · 7% above area Est $275k · 7% over $20/mo HOA · 1% of rent

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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).

• Cash flow +12.9/30.0
• Schools +5.5/10.0
• ARV discount +4.4/15.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Comfortable living, energy efficiency, and a location buyers love! Welcome to 268 Cass Circle, a spacious 4-bedroom, 2-bath home nestled in a quiet, established neighborhood within highly sought-after Whitehouse ISD. Inside, you’ll find a functional open-concept layout with generous living spaces designed for everyday comfort and easy entertaining. The kitchen opens directly to the dining and living areas and features ample cabinet space, stainless appliances, and a large island that creates a natural gathering spot for family and friends. All four bedrooms are thoughtfully situated on the same side of the home, creating a practical and cohesive layout ideal for families, guests, or f

Key facts

• Stainless appliances
• Ample cabinet space
• Generator hookup

Tags

• SOLAR PANELS
• GENERATOR HOOKUP
• OVERSIZED BACKYARD
• OPEN-CONCEPT LAYOUT
• AMPLE CABINET SPACE
• STAINLESS APPLIANCES

Property features AI

Finance

• HOA & community: Homeowners association with a $20 monthly fee

Exterior

• Parking: 2-car garage; Concrete driveway; Garage door opener
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One story
• Construction: Brick veneer construction; Composition roof
• Exterior features: Patio; Wood fencing

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Microwave; Disposal
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Attic fan; Ceiling fan(s)
• Interior features: Breakfast bar; Vaulted ceilings; Walk-in closets; Pantry; Wood-burning fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $294k.

Deal economics

• At list price, monthly cash flow is $-19 ($-233/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (15.0% below list).
• Recommended offer: $250k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.5% in Bullard — 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 77/100 on livability (#91 in TX, #3,180 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Whitehouse ISD (suburban): math 68% / reading 59% proficiency, ranked #38 of 826 in TX (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Stanton-Smith El (math 88% / reading 77%, grade A+, #20 of 4,322 statewide, top 0%, 515 students, 51% FRL); Whitehouse H S (math 71% / reading 69%, grade B+, #116 of 1,632 statewide, top 7%, 1,532 students, 44% FRL).
• Zoned-school proficiency averages 76% at this address vs 64% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Whitehouse ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 354 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).
• This rent runs 33% of the median local income ($90k/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 $9k of value loss. Plan a longer hold.
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,025 (15.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.85% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 9.8

CMA / ARV

• ARV (median comp): $275,262
• List price: $294,000
• Delta: 7.13%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
257 Cass	0.04mi	4/2.0	2,014 (-1%)	17mo	$282,500	$140	82
365 Maggie Cir	0.12mi	4/2.0	1,780 (-12%)	11mo	$299,000	$168	65

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-48,863
• Equity at exit: $43,836

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-44,083
• Equity at exit: $25,420

Cash invested: $82,320 (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 75762

• Home prices YoY: -28.4%
• Active inventory: 354
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,542
• Tax from tax record: −$310 /mo · $3,724/yr
• Insurance: −$122
• HOA: −$20
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-19

Break-even live

Break-even rent $2,525

Max offer price $290,567

Occupancy floor 96%

Sensitivity live

Price	-10% $147	-5% $64	+0% $-19	+5% $-103	+10% $-186
Rent	-10% $-217	-5% $-118	+0% $-19	+5% $79	+10% $178
Rate	-1.0pp $129	-0.5pp $55	base $-19	+0.5pp $-96	+1.0pp $-173

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: $73,500
• Closing costs: $8,820
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
441 Maggie Cir Flint, TX	4.0	2.0	1912	$2,495	$1.30	14d	1	0.05mi
5429 Meadow Ridge Dr Flint, TX	4.0	2.0	1710	$2,495	$1.46	44d	1	0.46mi
19866 Meadow West Ln Flint, TX	3.0	2.0	1600	$2,000	$1.25	14d	1	0.53mi
6930 Ranch Hill Dr Flint, TX	3.0	2.0	1626	$1,850	$1.14	44d	1	1.05mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 29 events

1. 2026-06-19
   days on market $294,000 Active 28 DOM
2. 2026-06-18
   days on market $294,000 Active 27 DOM
3. 2026-06-17
   days on market $294,000 Active 26 DOM
4. 2026-06-16
   days on market $294,000 Active 25 DOM
5. 2026-06-15
   days on market $294,000 Active 24 DOM
6. 2026-06-14
   days on market $294,000 Active 22 DOM
7. 2026-06-13
   days on market $294,000 Active 21 DOM
8. 2026-06-10
   days on market $294,000 Active 19 DOM
9. 2026-06-09
   days on market $294,000 Active 18 DOM
10. 2026-06-08
    days on market $294,000 Active 17 DOM
11. 2026-06-07
    days on market $294,000 Active 16 DOM
12. 2026-06-05
    days on market $294,000 Active 13 DOM
13. 2026-06-02
    days on market $294,000 Active 11 DOM
14. 2026-06-01
    days on market $294,000 Active 10 DOM
15. 2026-05-31
    days on market $294,000 Active 9 DOM
16. 2026-05-30
    days on market $294,000 Active 8 DOM
17. 2026-02-23
    price $294,900
18. 2026-02-23
    price $294,900
19. 2026-01-13
    listed $299,900 Active
20. 2025-12-04
    historical
21. 2025-02-04
    price $299,900
22. 2025-02-04
    listed $299,900 Active
23. 2024-07-23
    listed $329,000 Active
24. 2024-03-08
    price $355,000
25. 2024-02-15
    listed $375,000 Active
26. 2020-02-20
    soldstatus
27. 2013-11-05
    soldstatus
28. 2013-10-31
    soldstatus
29. 2012-07-16
    listed $150,000

ⓘ 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: $3,724 · $310/mo
• Projected year-2 tax: $5,380 · $448/mo
• Expected delta: +$1,656/yr (+$138/mo · 44.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 27 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,003
• − Mortgage interest: −$16,469
• − Property taxes: −$3,724
• − Insurance: −$1,470
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$240
• − Depreciation: −$8,553
• Taxable loss: −$5,253
• Est. tax savings @ 24.0%: +$1,261
• After-tax cash flow: $1,028/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: Whitehouse ISD
• NCES district ID: 4845600
• Math proficiency: 68% ▼ -4.00%
• Reading proficiency: 59% ▼ -1.00%
• Median HH income: $62,060
• Composite: 55.18/100
• National rank: #1274
• State rank: #38 of 826 in TX

Livability — Bullard

• Score: 77/100
• State rank: #91
• US rank: #3180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Smith County · 180,570 people
• Metro: Tyler, TX
• Population (ZIP): 15,704
• Household income: $90,057
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 98.0

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 16% Two or more races 13% Black 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 2% Serbian 2% Portuguese 1%
• Foreign-born: 5% · Canada
• Languages at home: 85% English-only · Spanish 13%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.39%
• Current HPI: 197.2375
• Rent YoY: —
• Metro: Tyler, 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

+96.0% since first listed

14 events — show timeline

• 2026-05-22 Listed $294,000 GTAR
• 2026-02-23 Price Changed $294,900 NTREIS
• 2026-02-23 Price Changed $294,900 GTAR
• 2026-01-13 Listed $299,900 NTREIS
• 2025-12-04 Listing Removed — NTREIS
• 2025-02-04 Price Changed $299,900 GTAR
• 2025-02-04 Listed $299,900 NTREIS
• 2024-07-23 Listed $329,000 GTAR
• 2024-03-08 Price Changed $355,000 GTAR
• 2024-02-15 Listed $375,000 GTAR
• 2020-02-20 Sold (Public Records) — Public Records
• 2013-11-05 Sold (Public Records) — Public Records
• 2013-10-31 Sold (MLS) — GTAR
• 2012-07-16 Listed $150,000 GTAR

Property tax history

+3.7%/yr

Latest (2024): $3,724 · +11.4% YoY. Source: county tax records.