8404 Brahma Dr · DISH, TX 76247

$245,000

4 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 33 Days on market

Built 2000 1.00 ac lot $168/sqft · 5% below area Est $258k · 5% 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 +20.9/30.0
• ARV discount +9.8/15.0
• DSCR +6.6/10.0
• 1% rule +5.0/10.0
• Schools +4.4/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Great 4 bedroom, 2 bathroom home sitting on 1 acre. This home has an open floor plan with the living, dining, and kitchen all connected, making it easy to use the space day to day. Recently updated with a fresh, clean look throughout. The bedrooms are a good size, and the layout offers plenty of flexibility for families or anyone needing extra space. Outside, you’ll find a full acre with plenty of room for outdoor activities, animals, or future improvements. Enjoy the space and quiet of country living while still being within reach of nearby towns.

Key facts

• Open floor plan
• Country living
• Full acre

Tags

• OPEN FLOOR PLAN
• FULL ACRE
• COUNTRY LIVING

Property features AI

Finance

• Other: Minerals excluded from sale
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: Aerobic septic; Co-op water
• Home design: Single-family residence; One story; Property attached
• Construction: Built in 2000; Composition roof
• Exterior features: 1 acre lot; Will subdivide

Interior

• Kitchen: Electric cooktop; Electric oven; Eat-in kitchen
• Bedrooms: 4 bedrooms (primary bedroom on level 1)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Decorative lighting; Eat-in kitchen; Open floorplan
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (0.3% below list).
• Recommended offer: $238k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,082 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: cost of living D+, amenities F, commute F.
• Ponder ISD (rural): math 48% / reading 49% proficiency, ranked #165 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ponder El (math 39% / reading 41%, grade F, #1,514 of 4,322 statewide, top 36%, 754 students, 44% FRL).
• Market conditions: Rents soft (-0.5%/yr); 1498 active listings in the ZIP; high-income renter base; 10,531 units permitted in Denton County in 2024 (2,713 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Denton County population projected at +66% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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: moderate wind risk, 26% 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 $237,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 8.4

CMA / ARV

• ARV (median comp): $258,077
• List price: $245,000
• Delta: -5.07%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8401 Longhorn Dr	0.16mi	4/2.0	1,568 (+8%)	15mo	$250,000	$159	67
8417 Angus Dr	0.11mi	3/2.0 (-1)	1,664 (+14%)	18mo	$300,000	$180	51
5104 Tim Donald Rd	0.40mi	4/2.0	1,664 (+14%)	12mo	$244,900	$147	47
8500 Angus Dr	0.57mi	3/2.0 (-1)	1,664 (+14%)	17mo	$249,990	$150	30

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.63×
• Total profit: $-25,271
• Equity at exit: $36,530

10-year hold

• IRR: -5.7%
• Equity multiple: 0.68×
• Total profit: $-21,939
• Equity at exit: $21,183

Cash invested: $68,600 (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 76247

• Home prices YoY: -13.3%
• Rents YoY: -0.5%
• Active inventory: 1498
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,442 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$203 /mo · $2,433/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $339

Break-even live

Break-even rent $2,012

Max offer price $245,000

Occupancy floor 81%

Sensitivity live

Price	-10% $478	-5% $409	+0% $339	+5% $270	+10% $201
Rent	-10% $146	-5% $243	+0% $339	+5% $436	+10% $532
Rate	-1.0pp $463	-0.5pp $402	base $339	+0.5pp $276	+1.0pp $211

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-31
   status $245,000 Pending 33 DOM
2. 2026-05-31
   days on market $245,000 Active Option Contract 33 DOM
3. 2026-05-15
   status Active 560-char remark
4. 2026-05-08
   price $245,000 560-char remark
5. 2026-05-08
   historical Active Option Contract 560-char remark
6. 2026-05-05
   status Active 560-char remark
7. 2026-05-05
   historical Active Option Contract 560-char remark
8. 2026-04-28
   listed $239,000 Active 560-char remark
9. 2003-08-08
   historical
10. 2003-07-18
    listed $43,000
11. 2000-12-08
    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: $2,433 · $203/mo
• Projected year-2 tax: $4,484 · $374/mo
• Expected delta: +$2,050/yr (+$171/mo · 84.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,301
• − Mortgage interest: −$13,724
• − Property taxes: −$2,433
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,344
• − Management: −$2,344
• − Depreciation: −$7,127
• Taxable income: $104
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $4,047/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: Ponder ISD
• NCES district ID: 4835310
• Math proficiency: 48% ▼ -6.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $70,768
• Composite: 43.53/100
• National rank: #2987
• State rank: #165 of 826 in TX

Livability — DISH

• Score: 60/100
• State rank: #1082
• US rank: #19134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Denton County · 901,654 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 21,726
• Household income: $124,383
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 91.0

Population outlook (Denton County) Hauer SSP2

• Today (2025): 1,053,010 people
• By 2030: 1,192,269 · +13.2%
• By 2040: 1,472,920 · +39.9%
• By 2050: 1,746,506 · +65.9%
• By 2075: 2,358,497 · +124.0%
• By 2100: 2,779,183 · +163.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 13% Black 3% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4%
• Common ancestry: Serbian 2% Romanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · Denton

• 2024 margin: R (+13.2) · D 42.7% · R 55.8% · Other 1.5%
• 2008→2024 swing: +11.0pp toward D · 2008: -24.2pp · 2024: -13.2pp
• All cycles: 2024: R+13.2 2020: R+8.1 2016: R+20.2 2012: R+31.7 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.16%
• Current HPI: 274.368
• Rent YoY: ▼ -0.46%
• 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

+469.8% since first listed

11 events — show timeline

• 2026-05-31 Pending — NTREIS
• 2026-05-19 Contingent — NTREIS
• 2026-05-15 Relisted — NTREIS
• 2026-05-08 Price Changed $245,000 NTREIS
• 2026-05-08 Contingent — NTREIS
• 2026-05-05 Relisted — NTREIS
• 2026-05-05 Contingent — NTREIS
• 2026-04-28 Listed $239,000 NTREIS
• 2003-08-08 Listing Removed — NTREIS
• 2003-07-18 Listed $43,000 NTREIS
• 2000-12-08 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,433 · +1.4% YoY. Source: county tax records.