179 Dogwood Ave · Rhome, TX 76078

$360,000

5 bd · 2.5 ba · 2,141 sqft · SingleFamily public records · 10 Days on market

Built 2023 6,011 sqft lot Est $377k · at est. $80/mo HOA · 3% 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).

• Appreciation +10.0/10.0
• ARV discount +9.5/15.0
• 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 +2.4/10.0
• DSCR +0.1/10.0

Listing remarks

Located on a quiet street in one of Rhome's fastest growing communities, this beautifully maintained home features 5 bedrooms and 2 bathrooms (or 4 bedrooms with a dedicated office) and offers 2,141 square feet of thoughtfully designed living space. Just a short walk from the community pool, you'll enjoy both convenience and a welcoming neighborhood atmosphere. This home stands out with tasteful upgrades and custom touches throughout. Striking black interior doors, upgraded light fixtures, wood-look tile flooring throughout the main living area, and new carpet in all bedrooms, create a modern, cohesive look that feels elevated beyond typical builder finishes. With it's flexible floorplan, s

Key facts

• Community pool
• Tasteful upgrades
• New carpet

Tags

• COMMUNITY POOL
• TASTEFUL UPGRADES
• CUSTOM TOUCHES
• UPGRADED LIGHT FIXTURES
• WOOD-LOOK TILE FLOORING
• NEW CARPET

Property features AI

Finance

• Other: Directions: From 287 N, exit toward Rhome FM 3433 and turn Left, Right on Galleta, Left on Dogwood, home is on the left
• HOA & community: Mandatory HOA (Bluestem) with $80 monthly fee; HOA covers full use of facilities, grounds maintenance, and management fees; Community features include clubhouse, community pool, fishing, jogging/bike path, park, playground, and sidewalks

Exterior

• Parking: Driveway; Covered parking for 2 vehicles; Attached 2-car garage
• Security: Security system; Smoke detectors
• Utilities: City water; City sewer; Electricity connected; Individual gas meter
• Home design: Single family residence; One story; Residential property; Not attached to another property; Subdivision: Bluestem Ph 1
• Construction: Built in 2023; Brick construction; Asphalt shingle roof; Slab foundation
• Exterior features: Privacy wood fence; Interior lot; Curbs and sidewalks

Interior

• Kitchen: Built-in gas range; Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 5 bedrooms (primary bedroom on main level with ensuite bath, garden tub, separate shower, and walk-in closet)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Decorative lighting; Double vanity; Eat-in kitchen; Flat screen wiring; Granite counters; High-speed internet available; Kitchen island; Open floorplan; Pantry; Walk-in closet(s)
• Laundry & utility: Utility room; Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-744 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (36.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (26.2% below list).
• Recommended offer: $229k (36.5% below list) — sets the bar for cash-flow.

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: 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.
• Zoned schools: Seven Hills El (math 28% / reading 33%, grade F, #2,464 of 4,322 statewide, top 58%, 667 students, 48% FRL) — zoned schools average 48% FRL vs 22% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 50% district-wide (-20 pts) — the specific schools serving this property underperform the Northwest ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 263 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 ($100k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k appreciation (10.0% local appreciation)).
• Wise County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $228,578 (36.5% 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. 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 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: 0.74% ✗
• Cap rate: 3.81%
• Cash-on-cash: -8.86%
• DSCR: 0.61
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $376,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
262 Lunayena Rd	0.29mi	5/2.5	2,141 (0%)	1mo	$360,000	$168	86
127 Castell Ct	0.68mi	5/3.0	2,120 (-1%)	2mo	$378,790	$179	63
130 Stanton Ave	0.68mi	5/3.0	2,120 (-1%)	3mo	$371,790	$175	62
122 Stanton Ave	0.67mi	5/3.0	2,095 (-2%)	2mo	$359,990	$172	62
239 Windmill Dr	0.61mi	4/2.0 (-1)	2,110 (-1%)	1mo	$379,605	$180	61
141 Leon Ave	0.64mi	4/2.0 (-1)	2,110 (-1%)	0mo	$364,990	$173	60
118 Stanton Ave	0.67mi	4/2.0 (-1)	2,110 (-1%)	1mo	$364,990	$173	59
168 Summer Rain Way	0.72mi	4/3.0 (-1)	2,102 (-2%)	2mo	$385,000	$183	55
133 Medina Ln	0.68mi	4/2.0 (-1)	2,014 (-6%)	1mo	$354,990	$176	50
119 Castell Ct	0.66mi	4/2.0 (-1)	2,014 (-6%)	3mo	$344,990	$171	50
138 Sandie Dr	0.64mi	4/3.0 (-1)	2,399 (+12%)	2mo	$489,990	$204	41
110 Stanton Ave	0.65mi	4/2.0 (-1)	1,837 (-14%)	0mo	$344,990	$188	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 18.1%
• Equity multiple: 2.48×
• Total profit: $148,942
• Equity at exit: $324,317

10-year hold

• IRR: 16.9%
• Equity multiple: 5.73×
• Total profit: $476,384
• Equity at exit: $699,401

Cash invested: $100,800 (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 76078

• Home prices YoY: 6.5%
• Active inventory: 263
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,658 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$726 /mo · $8,708/yr
• Insurance: −$150
• HOA: −$80
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-744

Break-even live

Break-even rent $3,599

Max offer price $228,578

Occupancy floor —

Sensitivity live

Price	-10% $-540	-5% $-642	+0% $-744	+5% $-846	+10% $-948
Rent	-10% $-954	-5% $-849	+0% $-744	+5% $-639	+10% $-534
Rate	-1.0pp $-563	-0.5pp $-652	base $-744	+0.5pp $-837	+1.0pp $-932

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: $90,000
• Closing costs: $10,800
• 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	0d	1	0.39mi
135 Lunayena Rd Rhome, TX	4.0	2.0	2039	$2,200	$1.08	23d	1	0.39mi

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: pool

Listing history 7 events

1. 2026-06-21
   pricedays on market $360,000 Active 10 DOM
2. 2026-06-18
   days on market $365,000 Active 7 DOM
3. 2026-06-17
   days on market $365,000 Active 6 DOM
4. 2026-06-16
   days on market $365,000 Active 5 DOM
5. 2026-06-15
   days on market $365,000 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $365,000 Active 2 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: $8,708 · $726/mo
• Projected year-2 tax: $8,708 · $726/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 ≥109°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: $31,893
• − Mortgage interest: −$20,166
• − Property taxes: −$8,708
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,551
• − Management: −$2,551
• − HOA: −$960
• − Depreciation: −$10,473
• Taxable loss: −$15,317
• Est. tax savings @ 24.0%: +$3,676
• After-tax cash flow: $-5,251/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): 10,828
• Household income: $99,866
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 10.0

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 24% Two or more races 11% Native American 4% Black 2%
• Hispanic origin (detail): Mexican 20% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 14% German/W. Germanic 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: ▲ 19.94%
• Current HPI: 325.22
• 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

1 event — show timeline

• 2026-06-11 Listed $365,000 NTREIS

Property tax history

+278.8%/yr

Latest (2025): $8,708 · +67.0% YoY. Source: county tax records.