521 Harvest Lake Dr · Snook, TX 77878

$255,045

3 bd · 2.0 ba · 1,575 sqft · SingleFamily · 14 Days on market

Built 2026 Poor condition 8,720 sqft lot $65/mo HOA · 3% of rent ↓ 4% since listing

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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 +8.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• DSCR +2.0/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Step into the Denton at Grand Lake in Snook, Texas. Inside this 1,575 square foot home, you will find 3 bedrooms, 2 bathrooms and a 2-car garage. Coming into the house from the covered front porch, you’ll find a foyer and hallway that takes you to the heart of the house, the living space. The open concept design of kitchen, dining room and living room allows for easy entertaining and everyday living. The L-shaped kitchen includes granite or quartz countertops, a large island, a corner pantry closet, and stainless-steel appliances. The primary bedroom is off the dining room and has its own attached bathroom. Enjoy the walk-in shower and quartz vanity. A huge walk-in closet with generous shelving is connected to the bathroom. You will have plenty of space in this closet for your accessories. The secondary bedrooms are off the foyer at the front of the home. In the hall between the bedrooms is the secondary bathroom, which includes a tub/shower combination. Each bedroom includes a closet and window. The utility room is tucked away between the foyer and kitchen, convenient to all bedrooms once the clothes are cleaned. The Denton includes upgraded laminate flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature a covered back patio, full sod and an irrigation system in the front and back yard, and a 6’ privacy fence around the back yard.

Key facts

• L shaped kitchen
• Open concept design
• Large island

Tags

• OPEN CONCEPT DESIGN
• L SHAPED KITCHEN
• GRANITE OR QUARTZ COUNTERTOPS
• LARGE ISLAND
• CORNER PANTRY CLOSET
• STAINLESS STEEL APPLIANCES

🏗️ New construction. The $255,045 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $270,900.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (17.7% below list).
• Recommended offer: $210k (17.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#700 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: amenities F, commute F, health & safety F.
• Snook ISD (rural): math 50% / reading 34% proficiency, ranked #334 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Snook El (math 52% / reading 47%, grade D, #865 of 4,322 statewide, top 21%, 294 students, 70% FRL); Snook Secondary (math 47% / reading 27%, grade F, #897 of 1,632 statewide, top 57%, 295 students, 68% FRL).
• Market conditions: 76 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 44 units permitted in Burleson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $210,000 (17.7% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.78% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.40%
• DSCR: 0.80
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $270,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 Harvest Lake Dr	0.00mi	3/2.0	1,575 (0%)	1mo	$255,045	$162	99
244 Brazos Bnd	0.30mi	3/2.0	1,624 (+3%)	0mo	$284,900	$175	80
533 Harvest Lake Dr	0.01mi	3/2.5	1,415 (-10%)	1mo	$244,045	$172	80
125 Turnrow Cv	0.36mi	3/2.0	1,539 (-2%)	2mo	$289,800	$188	78
221 Brazos Bnd	0.35mi	3/2.0	1,504 (-4%)	2mo	$272,500	$181	75
306 Harvest Lake Dr	0.22mi	3/2.0	1,447 (-8%)	2mo	$269,900	$187	74
424 Brazos Bnd	0.11mi	3/2.0	1,747 (+11%)	4mo	$299,900	$172	74
124 Turnrow Cv	0.37mi	3/2.0	1,539 (-2%)	6mo	$289,800	$188	74
509 Harvest Lake Dr	0.01mi	4/2.0 (+1)	1,796 (+14%)	0mo	$271,695	$151	71
172 Pleasant Path	0.48mi	3/2.0	1,520 (-4%)	2mo	$262,000	$172	70
473 Harvest Lake Dr	0.05mi	4/2.0 (+1)	1,796 (+14%)	1mo	$268,465	$149	69
304 Brazos Bnd	0.23mi	4/2.0 (+1)	1,691 (+7%)	7mo	$289,900	$171	66

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

Projected returns pro-forma

0.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.74×
• Total profit: $-19,629
• Equity at exit: $84,978

10-year hold

• IRR: 0.3%
• Equity multiple: 1.04×
• Total profit: $2,772
• Equity at exit: $107,336

Cash invested: $75,852 (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 77878

• Home prices YoY: 0.5%
• Active inventory: 76
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,421
• Tax est. 1.5%: −$339 /mo · $4,064/yr
• Insurance: −$113
• HOA: −$65
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-278

Break-even live

Break-even rent $2,452

Max offer price $230,654

Occupancy floor —

Sensitivity live

Price	-10% $-91	-5% $-185	+0% $-278	+5% $-372	+10% $-465
Rent	-10% $-444	-5% $-361	+0% $-278	+5% $-195	+10% $-112
Rate	-1.0pp $-142	-0.5pp $-209	base $-278	+0.5pp $-348	+1.0pp $-420

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: $67,725
• Closing costs: $8,127
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
148 Turnrow Cv Snook, TX	3.0	2.0	1790	$2,100	$1.17	23d	1	0.40mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 6 events

1. 2026-04-02
   status Pending 1414-char remark

   Show marketing remark (1414 chars)

   Step into the Denton at Grand Lake in Snook, Texas. Inside this 1,575 square foot home, you will find 3 bedrooms, 2 bathrooms and a 2-car garage. Coming into the house from the covered front porch, you’ll find a foyer and hallway that takes you to the heart of the house, the living space. The open concept design of kitchen, dining room and living room allows for easy entertaining and everyday living. The L-shaped kitchen includes granite or quartz countertops, a large island, a corner pantry closet, and stainless-steel appliances. The primary bedroom is off the dining room and has its own attached bathroom. Enjoy the walk-in shower and quartz vanity. A huge walk-in closet with generous shelving is connected to the bathroom. You will have plenty of space in this closet for your accessories. The secondary bedrooms are off the foyer at the front of the home. In the hall between the bedrooms is the secondary bathroom, which includes a tub/shower combination. Each bedroom includes a closet and window. The utility room is tucked away between the foyer and kitchen, convenient to all bedrooms once the clothes are cleaned. The Denton includes upgraded laminate flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature a covered back patio, full sod and an irrigation system in the front and back yard, and a 6’ privacy fence around the back yard.

2. 2026-04-02
   status Pending

   Show marketing remark (1414 chars)

   Step into the Denton at Grand Lake in Snook, Texas. Inside this 1,575 square foot home, you will find 3 bedrooms, 2 bathrooms and a 2-car garage. Coming into the house from the covered front porch, you’ll find a foyer and hallway that takes you to the heart of the house, the living space. The open concept design of kitchen, dining room and living room allows for easy entertaining and everyday living. The L-shaped kitchen includes granite or quartz countertops, a large island, a corner pantry closet, and stainless-steel appliances. The primary bedroom is off the dining room and has its own attached bathroom. Enjoy the walk-in shower and quartz vanity. A huge walk-in closet with generous shelving is connected to the bathroom. You will have plenty of space in this closet for your accessories. The secondary bedrooms are off the foyer at the front of the home. In the hall between the bedrooms is the secondary bathroom, which includes a tub/shower combination. Each bedroom includes a closet and window. The utility room is tucked away between the foyer and kitchen, convenient to all bedrooms once the clothes are cleaned. The Denton includes upgraded laminate flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature a covered back patio, full sod and an irrigation system in the front and back yard, and a 6’ privacy fence around the back yard.

3. 2026-03-31
   price $255,045 1414-char remark

   Show marketing remark (1414 chars)

   Step into the Denton at Grand Lake in Snook, Texas. Inside this 1,575 square foot home, you will find 3 bedrooms, 2 bathrooms and a 2-car garage. Coming into the house from the covered front porch, you’ll find a foyer and hallway that takes you to the heart of the house, the living space. The open concept design of kitchen, dining room and living room allows for easy entertaining and everyday living. The L-shaped kitchen includes granite or quartz countertops, a large island, a corner pantry closet, and stainless-steel appliances. The primary bedroom is off the dining room and has its own attached bathroom. Enjoy the walk-in shower and quartz vanity. A huge walk-in closet with generous shelving is connected to the bathroom. You will have plenty of space in this closet for your accessories. The secondary bedrooms are off the foyer at the front of the home. In the hall between the bedrooms is the secondary bathroom, which includes a tub/shower combination. Each bedroom includes a closet and window. The utility room is tucked away between the foyer and kitchen, convenient to all bedrooms once the clothes are cleaned. The Denton includes upgraded laminate flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature a covered back patio, full sod and an irrigation system in the front and back yard, and a 6’ privacy fence around the back yard.

4. 2026-03-31
   price $255,045

   Show marketing remark (1414 chars)

   Step into the Denton at Grand Lake in Snook, Texas. Inside this 1,575 square foot home, you will find 3 bedrooms, 2 bathrooms and a 2-car garage. Coming into the house from the covered front porch, you’ll find a foyer and hallway that takes you to the heart of the house, the living space. The open concept design of kitchen, dining room and living room allows for easy entertaining and everyday living. The L-shaped kitchen includes granite or quartz countertops, a large island, a corner pantry closet, and stainless-steel appliances. The primary bedroom is off the dining room and has its own attached bathroom. Enjoy the walk-in shower and quartz vanity. A huge walk-in closet with generous shelving is connected to the bathroom. You will have plenty of space in this closet for your accessories. The secondary bedrooms are off the foyer at the front of the home. In the hall between the bedrooms is the secondary bathroom, which includes a tub/shower combination. Each bedroom includes a closet and window. The utility room is tucked away between the foyer and kitchen, convenient to all bedrooms once the clothes are cleaned. The Denton includes upgraded laminate flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature a covered back patio, full sod and an irrigation system in the front and back yard, and a 6’ privacy fence around the back yard.

5. 2026-03-19
   listed $265,045 Active 1414-char remark

   Show marketing remark (1414 chars)

   Step into the Denton at Grand Lake in Snook, Texas. Inside this 1,575 square foot home, you will find 3 bedrooms, 2 bathrooms and a 2-car garage. Coming into the house from the covered front porch, you’ll find a foyer and hallway that takes you to the heart of the house, the living space. The open concept design of kitchen, dining room and living room allows for easy entertaining and everyday living. The L-shaped kitchen includes granite or quartz countertops, a large island, a corner pantry closet, and stainless-steel appliances. The primary bedroom is off the dining room and has its own attached bathroom. Enjoy the walk-in shower and quartz vanity. A huge walk-in closet with generous shelving is connected to the bathroom. You will have plenty of space in this closet for your accessories. The secondary bedrooms are off the foyer at the front of the home. In the hall between the bedrooms is the secondary bathroom, which includes a tub/shower combination. Each bedroom includes a closet and window. The utility room is tucked away between the foyer and kitchen, convenient to all bedrooms once the clothes are cleaned. The Denton includes upgraded laminate flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature a covered back patio, full sod and an irrigation system in the front and back yard, and a 6’ privacy fence around the back yard.

6. 2026-03-19
   listed $265,045 Active

   Show marketing remark (1414 chars)

   Step into the Denton at Grand Lake in Snook, Texas. Inside this 1,575 square foot home, you will find 3 bedrooms, 2 bathrooms and a 2-car garage. Coming into the house from the covered front porch, you’ll find a foyer and hallway that takes you to the heart of the house, the living space. The open concept design of kitchen, dining room and living room allows for easy entertaining and everyday living. The L-shaped kitchen includes granite or quartz countertops, a large island, a corner pantry closet, and stainless-steel appliances. The primary bedroom is off the dining room and has its own attached bathroom. Enjoy the walk-in shower and quartz vanity. A huge walk-in closet with generous shelving is connected to the bathroom. You will have plenty of space in this closet for your accessories. The secondary bedrooms are off the foyer at the front of the home. In the hall between the bedrooms is the secondary bathroom, which includes a tub/shower combination. Each bedroom includes a closet and window. The utility room is tucked away between the foyer and kitchen, convenient to all bedrooms once the clothes are cleaned. The Denton includes upgraded laminate flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature a covered back patio, full sod and an irrigation system in the front and back yard, and a 6’ privacy fence around the back yard.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,200
• − Mortgage interest: −$15,175
• − Property taxes: −$4,064
• − Insurance: −$1,354
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$780
• − Depreciation: −$7,881
• Taxable loss: −$8,085
• Est. tax savings @ 24.0%: +$1,940
• After-tax cash flow: $-1,397/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This home is under construction and requires extensive renovation to be move-in ready. The interior and exterior are unfinished, and the home is not yet livable.

Repairs flagged

• Major roof — Roof is not yet finished and requires installation.
• Major exterior siding — Exterior siding is not yet installed and requires installation.
• Major flooring — Flooring is not yet installed and requires installation.
• Major HVAC/mechanicals — HVAC and mechanical systems are not yet installed and require installation.
• Major landscaping — Landscaping and curb appeal are not yet developed and require installation.

Value-add opportunities

• Both Paint interior walls — Painting interior walls can improve the home's appearance and increase its value.
• Both Install flooring — Installing flooring will complete the living space and increase the home's value.
• Both Install HVAC and mechanical systems — Installing HVAC and mechanical systems will make the home livable and increase its value.
• Both Develop landscaping and curb appeal — Developing landscaping and curb appeal will enhance the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Roof is not yet finished and requires installation.	Major	$15,000–50,000
exterior siding · Exterior siding is not yet installed and requires installation.	Major	$15,000–50,000
flooring · Flooring is not yet installed and requires installation.	Major	$15,000–50,000
HVAC/mechanicals · HVAC and mechanical systems are not yet installed and require installation.	Major	$15,000–50,000
landscaping · Landscaping and curb appeal are not yet developed and require installation.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Paint interior walls — Painting interior walls can improve the home's appearance and increase its value. ↑
• Both Install flooring — Installing flooring will complete the living space and increase the home's value. ↑
• Both Install HVAC and mechanical systems — Installing HVAC and mechanical systems will make the home livable and increase its value. ↑
• Both Develop landscaping and curb appeal — Developing landscaping and curb appeal will enhance the home's curb appeal and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Snook ISD
• NCES district ID: 4840620
• Math proficiency: 50% ▲ 8.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $47,667
• Composite: 36.0/100
• National rank: #4788
• State rank: #334 of 826 in TX

Livability — Snook

• Score: 65/100
• State rank: #700
• US rank: #13044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Snook, TX
• Population (ZIP): 706

Population outlook (Burleson County) Hauer SSP2

• Today (2025): 18,066 people
• By 2030: 18,174 · +0.6%
• By 2040: 18,198 · +0.7%
• By 2050: 18,110 · +0.2%
• By 2075: 18,166 · +0.6%
• By 2100: 16,949 · -6.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (50%)
• Race & ethnicity: White 50% Hispanic / Latino 46% Two or more races 24% Native American 4% Black 3%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Lithuanian 3%
• Foreign-born: 14% · Canada
• Languages at home: 68% English-only · Spanish 32%

Political lean MEDSL · Burleson

• 2024 margin: Solid R (+62.8) · D 18.2% · R 81.0%
• 2008→2024 swing: -25.4pp toward R · 2008: -37.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+57.6 2016: R+55.1 2012: R+46.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.46%
• Current HPI: 89.5004
• Rent YoY: —
• Metro: —
• 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

-3.8% since first listed

6 events — show timeline

• 2026-04-02 Pending — BCSRMLS
• 2026-04-02 Pending — HARMLS
• 2026-03-31 Price Changed $255,045 BCSRMLS
• 2026-03-31 Price Changed $255,045 HARMLS
• 2026-03-19 Listed $265,045 HARMLS
• 2026-03-19 Listed $265,045 BCSRMLS