177 New Highland Rd · Springtown, TX 76082

$229,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 15 Days on market

Built 2020 Good condition 1.00 ac lot Est $230k · at est.

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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 +13.9/30.0
• ARV discount +7.7/15.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Like-new and move-in ready single story 3-bedroom, 2-bath home situated on a beautiful 1-acre tract in desirable Springtown ISD. Built in 2020, this well-maintained single-story home features an open-concept floorplan with a spacious living area, large kitchen island, breakfast bar, abundant cabinetry, and split-bedroom arrangement for added privacy. Each bedroom offers a walk-in closet. Enjoy peaceful country living from the 7x6 front deck or the 15x10 rear deck overlooking the fenced acreage. The property is partially fenced with top-rail pipe fencing and no-climb horse wire, making it suitable for horses, pets, or hobby livestock. A decorative fenced front yard provides a safe and attrac

Key facts

• Large kitchen island
• Abundant cabinetry
• Move in ready

Tags

• MOVE IN READY
• OPEN CONCEPT FLOORPLAN
• LARGE KITCHEN ISLAND
• BREAKFAST BAR
• ABUNDANT CABINETRY
• SPLIT BEDROOM ARRANGEMENT

Property features AI

Finance

• Other: Horse permitted on the property; Easements present; Parcel information on file
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; Concrete parking pad; Side-by-side parking; RV access/parking
• Security: Smoke detectors
• Utilities: Septic system; Well water; Co-op electric; Outside city limits; Asphalt road access
• Home design: Single-family residence; One-story home; Property attached (yes)
• Construction: Built in 2020; Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Deck; Front porch; Rear porch; Gutters; Storage (including other on-site structures); Fenced yard with partial/perimeter pipe and wire fencing; Large backyard with grass, mostly cleared and level; Acreage setting (approximately 1 acre); Sandy loam soil

Interior

• Kitchen: Kitchen island; Breakfast bar; Built-in cabinets; Dishwasher; Electric range; Vented exhaust fan
• Bedrooms: Primary bedroom on main level with ensuite bath and walk-in closet; Two additional main-level bedrooms with walk-in closets (split bedroom layout)
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Open floorplan with kitchen island and breakfast bar; Built-in features; High-speed internet available; Walk-in closets; Window coverings
• Laundry & utility: Separate utility room; Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Drip/dry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $229k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $27 ($318/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 $191k (16.4% below list).
• Recommended offer: $191k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.4% in Springtown — 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 68/100 on livability (#461 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D+, amenities F, commute F.
• Springtown ISD (town): math 36% / reading 40% proficiency, ranked #435 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Springtown El (math 37% / reading 42%, grade F, #1,545 of 4,322 statewide, top 38%, 674 students, 60% FRL); Springtown Middle (math 33% / reading 45%, grade F, #690 of 1,662 statewide, top 42%, 628 students, 50% FRL); Springtown H S (math 38% / reading 47%, grade F, #721 of 1,632 statewide, top 45%, 1,182 students, 40% FRL) — zoned schools at 50% FRL track the district average.
• 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 $7k 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 15 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,386 (16.4% 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. 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?
3. 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?
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: 0.84% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $229,824
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
859 New Highland Rd	0.67mi	3/2.0	1,344 (0%)	8mo	$229,500	$171	62

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-35,449
• Equity at exit: $34,145

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-28,817
• Equity at exit: $19,800

Cash invested: $64,120 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,914 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$189 /mo · $2,269/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $27

Break-even live

Break-even rent $1,880

Max offer price $229,000

Occupancy floor 94%

Sensitivity live

Price	-10% $156	-5% $91	+0% $27	+5% $-38	+10% $-103
Rent	-10% $-125	-5% $-49	+0% $27	+5% $102	+10% $178
Rate	-1.0pp $142	-0.5pp $85	base $27	+0.5pp $-33	+1.0pp $-93

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $229,000 Active 15 DOM
2. 2026-06-18
   days on market $229,000 Active 12 DOM
3. 2026-06-17
   days on market $229,000 Active 11 DOM
4. 2026-06-16
   days on market $229,000 Active 10 DOM
5. 2026-06-15
   days on market $229,000 Active 9 DOM
6. 2026-06-13
   days on market $229,000 Active 7 DOM
7. 2026-06-13
   days on market $229,000 Active 6 DOM
8. 2026-06-09
   days on market $229,000 Active 3 DOM
9. 2026-06-08
   days on market $229,000 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $229,000 Active 1 DOM

ⓘ 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: $2,269 · $189/mo
• Projected year-2 tax: $4,191 · $349/mo
• Expected delta: +$1,922/yr (+$160/mo · 84.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 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: $22,966
• − Mortgage interest: −$12,828
• − Property taxes: −$2,269
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − Depreciation: −$6,662
• Taxable loss: −$3,612
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $1,185/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 · 13 photos

Good 80/100 Cosmetic rehab

A well-maintained, move-in ready single-story home with a good condition score, ready for a fresh coat of paint and flooring upgrade to maximize its value.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Both Replace carpet with hardwood — Improves both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Both Replace carpet with hardwood — Improves both resale and rental 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: Springtown ISD
• NCES district ID: 4841280
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $56,136
• Composite: 33.41/100
• National rank: #5474
• State rank: #435 of 826 in TX

Livability — Springtown

• Score: 68/100
• State rank: #461
• US rank: #9298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Parker County · 144,797 people
• City population: 24,880
• 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

2 events — show timeline

• 2026-06-05 Listed $229,000 NTREIS
• 2021-09-23 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,269 · +20.0% YoY. Source: county tax records.