134 Browning Ct · Carter, TX 76082

$255,000

4 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 30 Days on market

Built 2002 1.72 ac lot Est $304k · 16% 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 +14.8/15.0
• Cash flow +13.6/30.0
• DSCR +4.1/10.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE 3-2 ON 1.72 ACRES. 2 LIVING AREAS, SPLIT BEDROOMS. NEEDS STOVE AND OUTSIDE AC UNITS. BUYER TO VERIFY ALL INFO.

Key facts

• 1.72 acre lot
• Built 2002
• Listed 30 days

Property features AI

Finance

• Other: Deed restrictions; Lot is approximately 1.72 acres and will not subdivide
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No association

Exterior

• Parking: Driveway (no garage or covered/carport spaces)
• Security: Audio and video consent for visitors to record present
• Utilities: Aerobic septic; Not in a municipal utility district
• Home design: Single-family residence (attached); One story
• Construction: Built in 2002; Vinyl siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Acreage lot; Easements for utilities; Soil: black and clay; Horse permitted

Interior

• Kitchen: Dishwasher
• Bedrooms: 4 bedrooms; Primary bedroom on level 1 (approx. 14 x 12)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Decorative lighting; One living area; One dining area; 2 total bathrooms; Wood-burning fireplace
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $255k.

Deal economics

• At list price, monthly cash flow is $15 ($174/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 $226k (11.5% below list).
• Recommended offer: $226k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.5% in Carter — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Wright El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 575 students, 56% 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: 528 active listings in the ZIP; solid renter incomes; 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 $8k 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 30 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 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 $225,713 (11.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $304,304
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Cabot	0.17mi	4/2.0	2,128 (0%)	11mo	$250,000	$117	83
7133 Hutcheson Hill Rd	0.54mi	4/2.0	2,063 (-3%)	18mo	$295,000	$143	54

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-40,358
• Equity at exit: $38,021

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-33,797
• Equity at exit: $22,048

Cash invested: $71,400 (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 76082

• Home prices YoY: -21.5%
• Active inventory: 528
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,257 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$325 /mo · $3,901/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $15

Break-even live

Break-even rent $2,239

Max offer price $255,000

Occupancy floor 94%

Sensitivity live

Price	-10% $159	-5% $87	+0% $15	+5% $-58	+10% $-130
Rent	-10% $-164	-5% $-75	+0% $15	+5% $104	+10% $193
Rate	-1.0pp $143	-0.5pp $79	base $15	+0.5pp $-52	+1.0pp $-119

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $255,000 Active 30 DOM
2. 2026-06-18
   days on market $255,000 Active 27 DOM
3. 2026-06-17
   days on market $255,000 Active 26 DOM
4. 2026-06-16
   days on market $255,000 Active 25 DOM
5. 2026-06-15
   days on market $255,000 Active 24 DOM
6. 2026-06-13
   days on market $255,000 Active 22 DOM
7. 2026-06-09
   days on market $255,000 Active 18 DOM
8. 2026-06-08
   days on market $255,000 Active 17 DOM
9. 2026-06-07
   days on market $255,000 Active 16 DOM
10. 2026-06-04
    days on market $255,000 Active 13 DOM
11. 2026-06-03
    days on market $255,000 Active 12 DOM
12. 2026-06-02
    days on market $255,000 Active 11 DOM
13. 2026-06-01
    days on market $255,000 Active 10 DOM
14. 2026-05-31
    days on market $255,000 Active 9 DOM
15. 2026-05-22
    listed $255,000 Active
16. 2009-08-18
    soldstatus
17. 2009-08-14
    soldstatus 115-char remark

    Show marketing remark (115 chars)

    NICE 3-2 ON 1.72 ACRES. 2 LIVING AREAS, SPLIT BEDROOMS. NEEDS STOVE AND OUTSIDE AC UNITS. BUYER TO VERIFY ALL INFO.

18. 2009-06-22
    historical 115-char remark

    Show marketing remark (115 chars)

    NICE 3-2 ON 1.72 ACRES. 2 LIVING AREAS, SPLIT BEDROOMS. NEEDS STOVE AND OUTSIDE AC UNITS. BUYER TO VERIFY ALL INFO.

19. 2009-04-28
    listed $35,100 115-char remark

    Show marketing remark (115 chars)

    NICE 3-2 ON 1.72 ACRES. 2 LIVING AREAS, SPLIT BEDROOMS. NEEDS STOVE AND OUTSIDE AC UNITS. BUYER TO VERIFY ALL INFO.

20. 2004-12-30
    soldstatus
21. 2002-05-07
    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: $3,901 · $325/mo
• Projected year-2 tax: $4,666 · $389/mo
• Expected delta: +$765/yr (+$64/mo · 19.6%)

ⓘ 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 ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,086
• − Mortgage interest: −$14,284
• − Property taxes: −$3,901
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − Depreciation: −$7,418
• Taxable loss: −$4,127
• Est. tax savings @ 24.0%: +$990
• After-tax cash flow: $1,165/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 — Carter

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Carter, TX
• County: Parker County · 144,797 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 24,880
• Household income: $92,485
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 333.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -71.65%
• Current HPI: 262.1991
• 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

+626.5% since first listed

7 events — show timeline

• 2026-05-22 Listed $255,000 NTREIS
• 2009-08-18 Sold (Public Records) — Public Records
• 2009-08-14 Sold (MLS) — NTREIS
• 2009-06-22 Listing Removed — NTREIS
• 2009-04-28 Listed $35,100 NTREIS
• 2004-12-30 Sold (Public Records) — Public Records
• 2002-05-07 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,901 · +24.2% YoY. Source: county tax records.