3703 Pecan Park Dr · Hudson Oaks, TX 76087

$299,000

3 bd · 1.5 ba · 1,479 sqft · SingleFamily public records · 303 Days on market

Built 1964 0.59 ac lot $202/sqft · at area comps Est $403k · 26% under

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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 +15.0/15.0
• Cash flow +7.8/30.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked into a quiet Weatherford neighborhood with a brand new roof and gutters, and just minutes from H-E-B, Costco, and quick freeway access, this classic brick home blends convenience with a relaxed, outside-the-city-limits lifestyle. Mature trees shade the front porch and welcome you into a light-filled living room with a big picture window and warm, original hardwoods. An expansive kitchen offers abundant cabinetry, long countertops, and a handy pass-through to the dining area—perfect for everyday meals or entertaining. A second living room anchors the back of the home with a brick fireplace, built-ins, and exposed beams for cozy movie nights. Spacious bedrooms enjoy generous natural light, and an enclosed sunroom-mudroom provides extra storage or a hobby space. Out back, the fully fenced yard boasts sprawling shade from multiple pecans, deer sightings, and a patio ready for grills and gatherings. Keep all the toys protected in the RV-boat barn set inside the fence—ideal for a camper, boat, or workshop. With the feel of country living and the convenience of town at your fingertips, this property is a rare Weatherford find—bring your vision and make it your own!

Key facts

• Expansive kitchen
• Brand new roof
• Brick fireplace

Tags

• BRAND NEW ROOF
• LIGHT FILLED LIVING ROOM
• EXPANSIVE KITCHEN
• BRICK FIREPLACE
• ENCLOSED SUNROOM MUDROOM
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-328 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (27.8% below list).
• Recommended offer: $216k (27.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#197 in TX, #4,998 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Weatherford ISD (town): math 39% / reading 44% proficiency, ranked #321 of 826 in TX (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Martin El (math 49% / reading 49%, grade D, #926 of 4,322 statewide, top 22%, 497 students, 26% FRL); Tison Middle (math 37% / reading 43%, grade F, #646 of 1,662 statewide, top 40%, 879 students, 46% FRL); Weatherford H S (math 33% / reading 53%, grade F, #713 of 1,632 statewide, top 44%, 2,525 students, 40% FRL).
• Market conditions: Rents flat; 663 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 437 units permitted in Parker County in 2024 (0 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 $9k of value loss. Plan a longer hold.
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($263k) 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,946 (27.8% 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 303 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.70%
• DSCR: 0.79
• GRM: 11.5

CMA / ARV

• ARV (median comp): $402,967
• List price: $299,000
• Delta: -25.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Valley Trail Dr	0.31mi	3/2.0	1,497 (+1%)	2mo	$375,000	$251	80
420 Valley Trail Dr	0.43mi	3/2.0	1,559 (+5%)	5mo	$314,000	$201	64
3610 Lakeshore Dr	0.54mi	3/2.0	1,570 (+6%)	6mo	$359,000	$229	58
3504 Lakeshore Dr	0.63mi	3/2.0	1,640 (+11%)	2mo	$350,000	$213	49

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -26.8%
• Equity multiple: 0.11×
• Total profit: $-74,132
• Equity at exit: $44,582

10-year hold

• IRR: -34.1%
• Equity multiple: -0.32×
• Total profit: $-110,286
• Equity at exit: $25,852

Cash invested: $83,720 (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 76087

• Rents YoY: 0.7%
• Active inventory: 663
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,159 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$341 /mo · $4,093/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-328

Break-even live

Break-even rent $2,574

Max offer price $241,114

Occupancy floor —

Sensitivity live

Price	-10% $-158	-5% $-243	+0% $-328	+5% $-412	+10% $-497
Rent	-10% $-498	-5% $-413	+0% $-328	+5% $-242	+10% $-157
Rate	-1.0pp $-177	-0.5pp $-252	base $-328	+0.5pp $-405	+1.0pp $-484

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Inspiration Dr Hudson Oaks, TX	1.0–2.0	1.0–2.0	921	$2,099	$2.28	0d	34	0.64mi
180 Crown Pointe Blvd Willow Park, TX	2.0–3.0	2.0	1169	$2,056	$1.76	0d	16	1.47mi

Listing history 18 events

1. 2026-06-21
   days on market $299,000 Active 303 DOM
2. 2026-06-18
   days on market $299,000 Active 300 DOM
3. 2026-06-17
   days on market $299,000 Active 299 DOM
4. 2026-06-16
   days on market $299,000 Active 298 DOM
5. 2026-06-15
   days on market $299,000 Active 297 DOM
6. 2026-06-13
   days on market $299,000 Active 295 DOM
7. 2026-06-09
   days on market $299,000 Active 291 DOM
8. 2026-06-08
   days on market $299,000 Active 290 DOM
9. 2026-06-07
   days on market $299,000 Active 289 DOM
10. 2026-06-04
    days on market $299,000 Active 286 DOM
11. 2026-06-03
    days on market $299,000 Active 285 DOM
12. 2026-06-02
    days on market $299,000 Active 284 DOM
13. 2026-06-01
    days on market $299,000 Active 283 DOM
14. 2026-05-31
    days on market $299,000 Active 282 DOM
15. 2025-11-24
    status Active 1201-char remark

    Show marketing remark (1201 chars)

    Tucked into a quiet Weatherford neighborhood with a brand new roof and gutters, and just minutes from H-E-B, Costco, and quick freeway access, this classic brick home blends convenience with a relaxed, outside-the-city-limits lifestyle. Mature trees shade the front porch and welcome you into a light-filled living room with a big picture window and warm, original hardwoods. An expansive kitchen offers abundant cabinetry, long countertops, and a handy pass-through to the dining area—perfect for everyday meals or entertaining. A second living room anchors the back of the home with a brick fireplace, built-ins, and exposed beams for cozy movie nights. Spacious bedrooms enjoy generous natural light, and an enclosed sunroom-mudroom provides extra storage or a hobby space. Out back, the fully fenced yard boasts sprawling shade from multiple pecans, deer sightings, and a patio ready for grills and gatherings. Keep all the toys protected in the RV-boat barn set inside the fence—ideal for a camper, boat, or workshop. With the feel of country living and the convenience of town at your fingertips, this property is a rare Weatherford find—bring your vision and make it your own!

16. 2025-11-12
    historical Active Option Contract 1201-char remark

    Show marketing remark (1201 chars)

    Tucked into a quiet Weatherford neighborhood with a brand new roof and gutters, and just minutes from H-E-B, Costco, and quick freeway access, this classic brick home blends convenience with a relaxed, outside-the-city-limits lifestyle. Mature trees shade the front porch and welcome you into a light-filled living room with a big picture window and warm, original hardwoods. An expansive kitchen offers abundant cabinetry, long countertops, and a handy pass-through to the dining area—perfect for everyday meals or entertaining. A second living room anchors the back of the home with a brick fireplace, built-ins, and exposed beams for cozy movie nights. Spacious bedrooms enjoy generous natural light, and an enclosed sunroom-mudroom provides extra storage or a hobby space. Out back, the fully fenced yard boasts sprawling shade from multiple pecans, deer sightings, and a patio ready for grills and gatherings. Keep all the toys protected in the RV-boat barn set inside the fence—ideal for a camper, boat, or workshop. With the feel of country living and the convenience of town at your fingertips, this property is a rare Weatherford find—bring your vision and make it your own!

17. 2025-08-22
    listed $299,000 Active 1201-char remark

    Show marketing remark (1201 chars)

    Tucked into a quiet Weatherford neighborhood with a brand new roof and gutters, and just minutes from H-E-B, Costco, and quick freeway access, this classic brick home blends convenience with a relaxed, outside-the-city-limits lifestyle. Mature trees shade the front porch and welcome you into a light-filled living room with a big picture window and warm, original hardwoods. An expansive kitchen offers abundant cabinetry, long countertops, and a handy pass-through to the dining area—perfect for everyday meals or entertaining. A second living room anchors the back of the home with a brick fireplace, built-ins, and exposed beams for cozy movie nights. Spacious bedrooms enjoy generous natural light, and an enclosed sunroom-mudroom provides extra storage or a hobby space. Out back, the fully fenced yard boasts sprawling shade from multiple pecans, deer sightings, and a patio ready for grills and gatherings. Keep all the toys protected in the RV-boat barn set inside the fence—ideal for a camper, boat, or workshop. With the feel of country living and the convenience of town at your fingertips, this property is a rare Weatherford find—bring your vision and make it your own!

18. 2022-08-26
    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: $4,093 · $341/mo
• Projected year-2 tax: $5,472 · $456/mo
• Expected delta: +$1,379/yr (+$115/mo · 33.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,914
• − Mortgage interest: −$16,749
• − Property taxes: −$4,093
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − Depreciation: −$8,698
• Taxable loss: −$9,267
• Est. tax savings @ 24.0%: +$2,224
• After-tax cash flow: $-1,708/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: Weatherford ISD
• NCES district ID: 4844800
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $57,087
• Composite: 36.4/100
• National rank: #4679
• State rank: #321 of 826 in TX

Livability — Hudson Oaks

• Score: 73/100
• State rank: #197
• US rank: #4998

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Parker County · 144,797 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 36,822
• Household income: $114,306
• Rent vs Own: 15.7% rent · 84.3% own
• Severe rent burden: 497.0

Population outlook (Parker County) Hauer SSP2

• Today (2025): 147,426 people
• By 2030: 157,863 · +7.1%
• By 2040: 177,519 · +20.4%
• By 2050: 194,786 · +32.1%
• By 2075: 238,799 · +62.0%
• By 2100: 264,126 · +79.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 13% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Parker

• 2024 margin: Solid R (+66.4) · D 16.4% · R 82.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -55.2pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+64.4 2016: R+67.5 2012: R+65.8 2008: R+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -172.16%
• Current HPI: 214.6694
• Rent YoY: ▲ 0.73%
• 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

4 events — show timeline

• 2025-11-24 Relisted — NTREIS
• 2025-11-12 Contingent — NTREIS
• 2025-08-22 Listed $299,000 NTREIS
• 2022-08-26 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $4,093 · -11.8% YoY. Source: county tax records.