199 W BC Rhome · Rhome, TX 76078

$189,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 29 Days on market

Built 2000 7,013 sqft lot $188/sqft · 16% below area Est $226k · 16% under ↓ 4% since listing

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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).

• ARV discount +14.9/15.0
• Appreciation +10.0/10.0
• Cash flow +8.8/30.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Charming home located near the historical district of Rhome. A beautiful layout of an open concept kitchen, dining, breakfast bar and living room. Two nice size bedrooms. One very large bath. New front deck with a screened-in back porch. Double carport with easy access into the secluded backyard. Awesome rock, stone garden perfect for flowers and two sheds nearby for all your garden supplies. Centrally located in the heart of many major activities. 10 minutes to Texas Motor Speedway. 20 minutes to Alliance Airport. 30 minutes to Ft. Worth, Decatur, & Denton.

Key facts

• Outdoor living area
• Fresh paint
• Storage building

Tags

• OVERSIZED LOT
• OUTDOOR LIVING AREA
• STORAGE BUILDING
• MINI-SPLIT AIR CONDITIONING
• NEW FLOORING
• FRESH PAINT

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Lot is irregular and under 0.5 acre (approx. 0.161 acre); Will not subdivide; Unknown encumbrance(s) noted
• Financial info: Accepts Cash, Conventional, FHA, and VA financing; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Carport (covered) with 2 spaces; 2 covered parking spaces
• Security: Audio and video surveillance present
• Utilities: City water; City sewer; Utilities easement present; Not in a municipal utility district
• Home design: Single-family residence; One story; Not attached; No accessory unit; Year built 2000; Preowned
• Construction: Vinyl siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered porch(es); Deck; Fire pit; Private yard; Storage; Chain link fencing; Landscaped yard; Large grassy backyard; Few trees and many trees (varied tree coverage)

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Eat-in kitchen layout
• Bedrooms: Primary bedroom (Level 1) — approx. 12 x 12; Bedroom (Level 1) — approx. 10 x 10
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling; Other heating; Other cooling
• Interior features: Cable TV available; Eat-in kitchen; One living area; One dining area; 4 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (19.2% below list).
• Recommended offer: $153k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.7% in Rhome — 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 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: Prairie View El (math 21% / reading 27%, grade F, #3,221 of 4,322 statewide, top 75%, 631 students, 54% FRL); Chisholm Trail Middle (math 39% / reading 35%, grade F, #756 of 1,662 statewide, top 47%, 684 students, 51% FRL); Northwest H S (math 55% / reading 64%, grade C+, #275 of 1,632 statewide, top 19%, 2,264 students, 0% FRL).
• Market conditions: 264 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 460 units permitted in Wise County in 2024 (243 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $152,659 (19.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.81% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.52%
• DSCR: 0.84
• GRM: 10.3

CMA / ARV

• ARV (median comp): $225,942
• List price: $189,000
• Delta: -16.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Randall St	0.43mi	3/1.0 (+1)	1,056 (+5%)	11mo	$215,000	$204	58
516 Stirling Rd	0.51mi	2/2.0	1,055 (+5%)	23mo	$249,900	$237	45
500 Pecan Ct	0.34mi	3/2.0 (+1)	1,110 (+10%)	23mo	$239,000	$215	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: 21.8%
• Equity multiple: 2.76×
• Total profit: $93,096
• Equity at exit: $170,266

10-year hold

• IRR: 19.6%
• Equity multiple: 6.33×
• Total profit: $282,047
• Equity at exit: $367,185

Cash invested: $52,920 (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: 264
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,527 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$291 /mo · $3,498/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-155

Break-even live

Break-even rent $1,723

Max offer price $161,554

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-102	+0% $-155	+5% $-209	+10% $-262
Rent	-10% $-276	-5% $-216	+0% $-155	+5% $-95	+10% $-35
Rate	-1.0pp $-60	-0.5pp $-107	base $-155	+0.5pp $-204	+1.0pp $-254

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 S Main St Rhome, TX	3.0	1.0	1071	$1,295	$1.21	45d	1	0.23mi

Listing history 22 events

1. 2026-06-13
   statusdays on market $189,000 Pending 29 DOM
2. 2026-06-09
   days on market $189,000 Active Option Contract 28 DOM
3. 2026-06-08
   days on market $189,000 Active Option Contract 27 DOM
4. 2026-06-07
   days on market $189,000 Active Option Contract 26 DOM
5. 2026-06-04
   days on market $189,000 Active Option Contract 23 DOM
6. 2026-06-03
   days on market $189,000 Active Option Contract 22 DOM
7. 2026-06-02
   days on market $189,000 Active Option Contract 21 DOM
8. 2026-06-01
   days on market $189,000 Active Option Contract 20 DOM
9. 2026-05-31
   days on market $189,000 Active Option Contract 19 DOM
10. 2026-05-11
    listed $189,000 Active 383-char remark
11. 2022-03-16
    soldstatus
12. 2022-03-08
    soldstatus Closed 568-char remark

    Show marketing remark (568 chars)

    Charming home located near the historical district of Rhome. A beautiful layout of an open concept kitchen, dining, breakfast bar and living room. Two nice size bedrooms. One very large bath. New front deck with a screened-in back porch. Double carport with easy access into the secluded backyard. Awesome rock, stone garden perfect for flowers and two sheds nearby for all your garden supplies. Centrally located in the heart of many major activities. 10 minutes to Texas Motor Speedway. 20 minutes to Alliance Airport. 30 minutes to Ft. Worth, Decatur, & Denton.

13. 2022-03-04
    listed $172,500 568-char remark

    Show marketing remark (568 chars)

    Charming home located near the historical district of Rhome. A beautiful layout of an open concept kitchen, dining, breakfast bar and living room. Two nice size bedrooms. One very large bath. New front deck with a screened-in back porch. Double carport with easy access into the secluded backyard. Awesome rock, stone garden perfect for flowers and two sheds nearby for all your garden supplies. Centrally located in the heart of many major activities. 10 minutes to Texas Motor Speedway. 20 minutes to Alliance Airport. 30 minutes to Ft. Worth, Decatur, & Denton.

14. 2022-03-04
    historical 568-char remark

    Show marketing remark (568 chars)

    Charming home located near the historical district of Rhome. A beautiful layout of an open concept kitchen, dining, breakfast bar and living room. Two nice size bedrooms. One very large bath. New front deck with a screened-in back porch. Double carport with easy access into the secluded backyard. Awesome rock, stone garden perfect for flowers and two sheds nearby for all your garden supplies. Centrally located in the heart of many major activities. 10 minutes to Texas Motor Speedway. 20 minutes to Alliance Airport. 30 minutes to Ft. Worth, Decatur, & Denton.

15. 2022-03-04
    historical

    Show marketing remark (568 chars)

    Charming home located near the historical district of Rhome. A beautiful layout of an open concept kitchen, dining, breakfast bar and living room. Two nice size bedrooms. One very large bath. New front deck with a screened-in back porch. Double carport with easy access into the secluded backyard. Awesome rock, stone garden perfect for flowers and two sheds nearby for all your garden supplies. Centrally located in the heart of many major activities. 10 minutes to Texas Motor Speedway. 20 minutes to Alliance Airport. 30 minutes to Ft. Worth, Decatur, & Denton.

16. 2022-03-02
    status Active
17. 2022-02-14
    status Pending
18. 2022-02-02
    historical Active Option Contract
19. 2022-01-07
    soldstatus
20. 2021-10-08
    price $172,500
21. 2021-09-20
    listed $195,900 Active
22. 1996-04-01
    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: $3,498 · $291/mo
• Projected year-2 tax: $3,498 · $291/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 4/10 Moderate 22% 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: $18,319
• − Mortgage interest: −$10,587
• − Property taxes: −$3,498
• − Insurance: −$945
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$5,498
• Taxable loss: −$5,140
• Est. tax savings @ 24.0%: +$1,234
• After-tax cash flow: $-631/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

• Census place: Rhome, TX
• 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

-3.5% since first listed

15 events — show timeline

• 2026-06-10 Pending — NTREIS
• 2026-05-27 Contingent — NTREIS
• 2026-05-11 Listed $189,000 NTREIS
• 2022-03-16 Sold (Public Records) — Public Records
• 2022-03-08 Sold (MLS) — NTREIS
• 2022-03-04 Listing Removed — NTREIS
• 2022-03-04 Listing Removed — NTREIS
• 2022-03-04 Listed $172,500 NTREIS
• 2022-03-02 Relisted — NTREIS
• 2022-02-14 Pending — NTREIS
• 2022-02-02 Contingent — NTREIS
• 2022-01-07 Sold (Public Records) — Public Records
• 2021-10-08 Price Changed $172,500 NTREIS
• 2021-09-20 Listed $195,900 NTREIS
• 1996-04-01 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $3,498 · +5.3% YoY. Source: county tax records.