15051 Fm 920 · Peaster, TX 76487

$212,900

2 bd · 2.5 ba · 1,377 sqft · SingleFamily public records · 55 Days on market

Built 1992 1.00 ac lot $155/sqft · 22% below area Est $273k · 22% under

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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).

• Cash flow +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.1/10.0
• Schools +3.5/10.0
• 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

Country living on the edge of charming small town Poolville with easy access to Springtown and Weatherford. Sitting on 1 acre with two storage buildings and large covered porch. Perfect place to start a family or enjoy retirement. Open concept in the living room and kitchen make this space perfect for family gatherings. This house blends a traditional style with bright airy layout designed for comfort.

Key facts

• Large covered porch
• Open concept
• Storage buildings

Tags

• STORAGE BUILDINGS
• LARGE COVERED PORCH
• OPEN CONCEPT
• BRIGHT AIRY LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $213k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $213k).
• Recommended offer: $207k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.0% in Peaster — 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 C — affects rentability + tenant quality, not the cash-flow math above.
• Poolville ISD (rural): math 40% / reading 41% proficiency, ranked #385 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 291 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 55 days — a 3% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $82k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $206,513 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.11% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 7.5

CMA / ARV

• ARV (median comp): $272,642
• List price: $212,900
• Delta: -21.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15051 Fm 920	0.00mi	2/2.5	1,377 (0%)	1mo	$212,900	$155	99
203 Brown Ln	0.43mi	3/2.0 (+1)	1,425 (+4%)	0mo	$330,000	$232	67
2004 Brown Loop	0.44mi	3/2.0 (+1)	1,425 (+4%)	0mo	$310,000	$218	66
2131 Brown Loop	0.34mi	3/2.0 (+1)	1,425 (+4%)	12mo	$300,000	$211	61
1001 Brown Ct	0.44mi	3/2.0 (+1)	1,311 (-5%)	5mo	$255,000	$195	61
1009 Brown Ct	0.50mi	3/2.0 (+1)	1,425 (+4%)	12mo	$270,500	$190	54
1013 Brown Ct	0.53mi	3/2.0 (+1)	1,311 (-5%)	11mo	$249,000	$190	51
800 Erwin Rd	0.58mi	3/2.0 (+1)	1,400 (+2%)	15mo	$329,000	$235	51
561 Erwin Rd	0.65mi	3/2.0 (+1)	1,400 (+2%)	13mo	$275,000	$196	49
2108 Brown Loop	0.45mi	3/2.0 (+1)	1,512 (+10%)	12mo	$325,000	$215	46
581 Erwin Ln	0.63mi	3/2.0 (+1)	1,484 (+8%)	9mo	$330,000	$222	43
2039 Brown Loop	0.56mi	3/2.0 (+1)	1,512 (+10%)	14mo	$299,900	$198	39

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-10,303
• Equity at exit: $31,744

10-year hold

• IRR: 5.1%
• Equity multiple: 1.37×
• Total profit: $22,300
• Equity at exit: $18,408

Cash invested: $59,612 (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 76487

• Home prices YoY: -3.5%
• Active inventory: 291
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,355 medium
• Mortgage (P&I): −$1,116
• Tax from tax record: −$276 /mo · $3,312/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $379

Break-even live

Break-even rent $1,875

Max offer price $212,900

Occupancy floor 79%

Sensitivity live

Price	-10% $500	-5% $440	+0% $379	+5% $319	+10% $259
Rent	-10% $193	-5% $286	+0% $379	+5% $472	+10% $565
Rate	-1.0pp $486	-0.5pp $433	base $379	+0.5pp $324	+1.0pp $268

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: $53,225
• Closing costs: $6,387
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 McBryde Ln Poolville, TX	3.0	2.0	1624	$2,355	$1.45	0d	1	0.53mi

Listing history 23 events

1. 2026-05-15
   historical Active Option Contract 409-char remark

   Show marketing remark (409 chars)

   Country living on the edge of charming small town Poolville with easy access to Springtown and Weatherford. Sitting on 1 acre with two storage buildings and large covered porch. Perfect place to start a family or enjoy retirement. Open concept in the living room and kitchen make this space perfect for family gatherings. This house blends a traditional style with bright airy layout designed for comfort.

2. 2026-05-11
   price $212,900 409-char remark

   Show marketing remark (409 chars)

   Country living on the edge of charming small town Poolville with easy access to Springtown and Weatherford. Sitting on 1 acre with two storage buildings and large covered porch. Perfect place to start a family or enjoy retirement. Open concept in the living room and kitchen make this space perfect for family gatherings. This house blends a traditional style with bright airy layout designed for comfort.

3. 2026-05-05
   price $225,000 409-char remark

   Show marketing remark (409 chars)

   Country living on the edge of charming small town Poolville with easy access to Springtown and Weatherford. Sitting on 1 acre with two storage buildings and large covered porch. Perfect place to start a family or enjoy retirement. Open concept in the living room and kitchen make this space perfect for family gatherings. This house blends a traditional style with bright airy layout designed for comfort.

4. 2026-04-30
   price $249,900 409-char remark

   Show marketing remark (409 chars)

   Country living on the edge of charming small town Poolville with easy access to Springtown and Weatherford. Sitting on 1 acre with two storage buildings and large covered porch. Perfect place to start a family or enjoy retirement. Open concept in the living room and kitchen make this space perfect for family gatherings. This house blends a traditional style with bright airy layout designed for comfort.

5. 2026-04-21
   price $263,200 409-char remark

   Show marketing remark (409 chars)

   Country living on the edge of charming small town Poolville with easy access to Springtown and Weatherford. Sitting on 1 acre with two storage buildings and large covered porch. Perfect place to start a family or enjoy retirement. Open concept in the living room and kitchen make this space perfect for family gatherings. This house blends a traditional style with bright airy layout designed for comfort.

6. 2026-04-07
   price $283,200 409-char remark

   Show marketing remark (409 chars)

   Country living on the edge of charming small town Poolville with easy access to Springtown and Weatherford. Sitting on 1 acre with two storage buildings and large covered porch. Perfect place to start a family or enjoy retirement. Open concept in the living room and kitchen make this space perfect for family gatherings. This house blends a traditional style with bright airy layout designed for comfort.

7. 2026-04-02
   listed $294,500 Active 409-char remark

   Show marketing remark (409 chars)

   Country living on the edge of charming small town Poolville with easy access to Springtown and Weatherford. Sitting on 1 acre with two storage buildings and large covered porch. Perfect place to start a family or enjoy retirement. Open concept in the living room and kitchen make this space perfect for family gatherings. This house blends a traditional style with bright airy layout designed for comfort.

8. 2011-09-29
   soldstatus
9. 2011-09-21
   soldstatus Closed 472-char remark

   Show marketing remark (472 chars)

   * * * CUTE BRICK HOME ON 1 ACRE AT AN AFFORDABLE PRICE * * * 2BR-2BA with 24X30 crprt offers many updates: newer roof, water softener, well pump, wood-look laminate, tile, and carpet, water heater, HVAC units(in and out), stove, dishwasher, microwave * Nice 14X8 bath area added off MBR with jetted tub, tiled shower, dbl closets * Lrg liv open to kitch-brkfst area * Other rm makes great office * 13X10 stor bldg off lrg covr'd patio * Usable lot *

10. 2011-08-28
    historical Active Contingent 472-char remark

    Show marketing remark (472 chars)

    * * * CUTE BRICK HOME ON 1 ACRE AT AN AFFORDABLE PRICE * * * 2BR-2BA with 24X30 crprt offers many updates: newer roof, water softener, well pump, wood-look laminate, tile, and carpet, water heater, HVAC units(in and out), stove, dishwasher, microwave * Nice 14X8 bath area added off MBR with jetted tub, tiled shower, dbl closets * Lrg liv open to kitch-brkfst area * Other rm makes great office * 13X10 stor bldg off lrg covr'd patio * Usable lot *

11. 2011-08-19
    status Active 472-char remark

    Show marketing remark (472 chars)

    * * * CUTE BRICK HOME ON 1 ACRE AT AN AFFORDABLE PRICE * * * 2BR-2BA with 24X30 crprt offers many updates: newer roof, water softener, well pump, wood-look laminate, tile, and carpet, water heater, HVAC units(in and out), stove, dishwasher, microwave * Nice 14X8 bath area added off MBR with jetted tub, tiled shower, dbl closets * Lrg liv open to kitch-brkfst area * Other rm makes great office * 13X10 stor bldg off lrg covr'd patio * Usable lot *

12. 2011-08-19
    historical 472-char remark

    Show marketing remark (472 chars)

    * * * CUTE BRICK HOME ON 1 ACRE AT AN AFFORDABLE PRICE * * * 2BR-2BA with 24X30 crprt offers many updates: newer roof, water softener, well pump, wood-look laminate, tile, and carpet, water heater, HVAC units(in and out), stove, dishwasher, microwave * Nice 14X8 bath area added off MBR with jetted tub, tiled shower, dbl closets * Lrg liv open to kitch-brkfst area * Other rm makes great office * 13X10 stor bldg off lrg covr'd patio * Usable lot *

13. 2011-07-11
    status Active 472-char remark

    Show marketing remark (472 chars)

    * * * CUTE BRICK HOME ON 1 ACRE AT AN AFFORDABLE PRICE * * * 2BR-2BA with 24X30 crprt offers many updates: newer roof, water softener, well pump, wood-look laminate, tile, and carpet, water heater, HVAC units(in and out), stove, dishwasher, microwave * Nice 14X8 bath area added off MBR with jetted tub, tiled shower, dbl closets * Lrg liv open to kitch-brkfst area * Other rm makes great office * 13X10 stor bldg off lrg covr'd patio * Usable lot *

14. 2011-06-30
    historical Active Option Contract 472-char remark

    Show marketing remark (472 chars)

    * * * CUTE BRICK HOME ON 1 ACRE AT AN AFFORDABLE PRICE * * * 2BR-2BA with 24X30 crprt offers many updates: newer roof, water softener, well pump, wood-look laminate, tile, and carpet, water heater, HVAC units(in and out), stove, dishwasher, microwave * Nice 14X8 bath area added off MBR with jetted tub, tiled shower, dbl closets * Lrg liv open to kitch-brkfst area * Other rm makes great office * 13X10 stor bldg off lrg covr'd patio * Usable lot *

15. 2011-06-23
    price $99,950 472-char remark

    Show marketing remark (472 chars)

    * * * CUTE BRICK HOME ON 1 ACRE AT AN AFFORDABLE PRICE * * * 2BR-2BA with 24X30 crprt offers many updates: newer roof, water softener, well pump, wood-look laminate, tile, and carpet, water heater, HVAC units(in and out), stove, dishwasher, microwave * Nice 14X8 bath area added off MBR with jetted tub, tiled shower, dbl closets * Lrg liv open to kitch-brkfst area * Other rm makes great office * 13X10 stor bldg off lrg covr'd patio * Usable lot *

16. 2011-03-02
    price $104,900 472-char remark

    Show marketing remark (472 chars)

    * * * CUTE BRICK HOME ON 1 ACRE AT AN AFFORDABLE PRICE * * * 2BR-2BA with 24X30 crprt offers many updates: newer roof, water softener, well pump, wood-look laminate, tile, and carpet, water heater, HVAC units(in and out), stove, dishwasher, microwave * Nice 14X8 bath area added off MBR with jetted tub, tiled shower, dbl closets * Lrg liv open to kitch-brkfst area * Other rm makes great office * 13X10 stor bldg off lrg covr'd patio * Usable lot *

17. 2011-02-18
    price $110,000 472-char remark

    Show marketing remark (472 chars)

    * * * CUTE BRICK HOME ON 1 ACRE AT AN AFFORDABLE PRICE * * * 2BR-2BA with 24X30 crprt offers many updates: newer roof, water softener, well pump, wood-look laminate, tile, and carpet, water heater, HVAC units(in and out), stove, dishwasher, microwave * Nice 14X8 bath area added off MBR with jetted tub, tiled shower, dbl closets * Lrg liv open to kitch-brkfst area * Other rm makes great office * 13X10 stor bldg off lrg covr'd patio * Usable lot *

18. 2010-08-18
    listed $117,000 Active 472-char remark

    Show marketing remark (472 chars)

    * * * CUTE BRICK HOME ON 1 ACRE AT AN AFFORDABLE PRICE * * * 2BR-2BA with 24X30 crprt offers many updates: newer roof, water softener, well pump, wood-look laminate, tile, and carpet, water heater, HVAC units(in and out), stove, dishwasher, microwave * Nice 14X8 bath area added off MBR with jetted tub, tiled shower, dbl closets * Lrg liv open to kitch-brkfst area * Other rm makes great office * 13X10 stor bldg off lrg covr'd patio * Usable lot *

19. 2006-02-01
    soldstatus
20. 2006-01-27
    soldstatus
21. 2006-01-03
    historical
22. 2005-10-07
    listed $83,000
23. 1993-11-18
    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: $3,312 · $276/mo
• Projected year-2 tax: $3,896 · $325/mo
• Expected delta: +$584/yr (+$49/mo · 17.6%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 21 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: $28,260
• − Mortgage interest: −$11,926
• − Property taxes: −$3,312
• − Insurance: −$1,064
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − Depreciation: −$6,193
• Taxable income: $1,242
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $4,253/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: Poolville ISD
• NCES district ID: 4835340
• Math proficiency: 40% ▼ -4.00%
• Reading proficiency: 41% ▲ 3.00%
• Median HH income: $49,462
• Composite: 34.86/100
• National rank: #5090
• State rank: #385 of 826 in TX

Livability — Peaster

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

Census & demographics

• Population (ZIP): 3,799

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 11%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 8%

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: ▼ -10.44%
• Current HPI: 283.54
• 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

+156.5% since first listed

23 events — show timeline

• 2026-05-15 Contingent — NTREIS
• 2026-05-11 Price Changed $212,900 NTREIS
• 2026-05-05 Price Changed $225,000 NTREIS
• 2026-04-30 Price Changed $249,900 NTREIS
• 2026-04-21 Price Changed $263,200 NTREIS
• 2026-04-07 Price Changed $283,200 NTREIS
• 2026-04-02 Listed $294,500 NTREIS
• 2011-09-29 Sold (Public Records) — Public Records
• 2011-09-21 Sold (MLS) — NTREIS
• 2011-08-28 Contingent — NTREIS
• 2011-08-19 Relisted — NTREIS
• 2011-08-19 Listing Removed — NTREIS
• 2011-07-11 Relisted — NTREIS
• 2011-06-30 Contingent — NTREIS
• 2011-06-23 Price Changed $99,950 NTREIS
• 2011-03-02 Price Changed $104,900 NTREIS
• 2011-02-18 Price Changed $110,000 NTREIS
• 2010-08-18 Listed $117,000 NTREIS
• 2006-02-01 Sold (Public Records) — Public Records
• 2006-01-27 Sold (MLS) — NTREIS
• 2006-01-03 Listing Removed — NTREIS
• 2005-10-07 Listed $83,000 NTREIS
• 1993-11-18 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,312 · +8.4% YoY. Source: county tax records.