6033 Hidden Cir · Reno, TX 76020

$199,999

3 bd · 2.0 ba · 1,153 sqft · Manufactured public records · 26 Days on market

Built 2022 Est $175k · 14% over

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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 +21.0/30.0
• DSCR +6.7/10.0
• 1% rule +5.3/10.0
• Schools +3.6/10.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming and modern 3-bedroom, 2-bath residence, perfectly situated on a spacious corner lot! Built in 2022, this 1,153 sq ft home offers the ideal blend of contemporary style and comfortable living. Step inside to discover a thoughtfully designed layout featuring a bright and inviting living space and a beautifully updated kitchen with modern finishes & acirc; & euro; & rdquo; perfect for both everyday living and entertaining. Outside, you & acirc; & euro; & trade; ll fall in love with the expansive 10,829 sq ft lot. The fully fenced backyard provides privacy and plenty of room for pets, play, or future outdoor projects. Mature trees surround th

Key facts

• Updated kitchen
• Corner lot
• Mature trees

Tags

• CORNER LOT
• UPDATED KITCHEN
• FULLY FENCED BACKYARD
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.0% in Reno — 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 59/100 on livability (#1,131 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F, commute F.
• Azle ISD (suburban): math 37% / reading 43% proficiency, ranked #351 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Springtown Reno El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 372 students, 64% 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).
• Market conditions: Rents rising (+2.3%/yr); 594 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 26 days — a 2% lower offer ($197k) 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: major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,999 (1.5% 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. 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: 1.03% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $175,256
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6017 Hidden Cir	0.05mi	3/2.0	1,216 (+6%)	9mo	$184,900	$152	81
6030 Hidden Cir	0.04mi	3/2.0	1,178 (+2%)	24mo	$178,500	$152	74
1498 Lynock Ln	0.30mi	3/2.0	980 (-15%)	6mo	$90,000	$92	56

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 · 2.31% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.72×
• Total profit: $-15,939
• Equity at exit: $29,821

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $3,433
• Equity at exit: $17,292

Cash invested: $56,000 (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 76020

• Home prices YoY: -20.6%
• Rents YoY: 2.3%
• Active inventory: 594
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,061 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$215 /mo · $2,584/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $281

Break-even live

Break-even rent $1,706

Max offer price $199,999

Occupancy floor 81%

Sensitivity live

Price	-10% $394	-5% $337	+0% $281	+5% $224	+10% $168
Rent	-10% $118	-5% $199	+0% $281	+5% $362	+10% $444
Rate	-1.0pp $381	-0.5pp $332	base $281	+0.5pp $229	+1.0pp $176

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Hoover Ln Azle, TX	3.0	2.0	1500	$1,900	$1.27	0d	1	0.37mi
206 Hoover Ln Azle, TX	3.0	2.0	1400	$1,900	$1.36	0d	1	0.41mi

Listing history 16 events

1. 2026-06-21
   days on market $199,999 Active 26 DOM
2. 2026-06-18
   days on market $199,999 Active 23 DOM
3. 2026-06-17
   days on market $199,999 Active 22 DOM
4. 2026-06-16
   days on market $199,999 Active 21 DOM
5. 2026-06-15
   days on market $199,999 Active 20 DOM
6. 2026-06-13
   days on market $199,999 Active 18 DOM
7. 2026-06-13
   days on market $199,999 Active 17 DOM
8. 2026-06-09
   days on market $199,999 Active 14 DOM
9. 2026-06-08
   days on market $199,999 Active 13 DOM
10. 2026-06-07
    days on market $199,999 Active 12 DOM
11. 2026-06-04
    days on market $199,999 Active 9 DOM
12. 2026-06-03
    days on market $199,999 Active 8 DOM
13. 2026-06-02
    days on market $199,999 Active 7 DOM
14. 2026-06-01
    days on market $199,999 Active 6 DOM
15. 2026-05-31
    days on market $199,999 Active 5 DOM
16. 2001-09-20
    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: $2,584 · $215/mo
• Projected year-2 tax: $3,660 · $305/mo
• Expected delta: +$1,076/yr (+$90/mo · 41.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $24,733
• − Mortgage interest: −$11,203
• − Property taxes: −$2,584
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,979
• − Management: −$1,979
• − Depreciation: −$5,818
• Taxable income: $170
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $3,328/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: Azle ISD
• NCES district ID: 4809200
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $61,473
• Composite: 35.57/100
• National rank: #4900
• State rank: #351 of 826 in TX

Livability — Reno

• Score: 59/100
• State rank: #1131
• US rank: #20008

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D+ Housing A+ Health & safety F 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): 34,602
• Household income: $87,298
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 433.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 9% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Italian 1% Portuguese 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 11%

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: ▼ -74.72%
• Current HPI: 287.155
• Rent YoY: ▲ 2.31%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-04 Listed $199,999 ForSaleByOwner.com
• 2026-05-26 Listed $199,999 FSBO.com
• 2001-09-20 Sold (Public Records) — Public Records

Property tax history

+18.3%/yr

Latest (2025): $2,584 · -19.5% YoY. Source: county tax records.