310 County Road 4659 · Aurora, TX 76078

$100,000

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 2 Days on market

Built 1999 1.00 ac lot

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

BEST AND FINAL DUE 2-21-26 @ noon. Opportunity is knocking in this up-and-coming area where growth and potential are all around you. Situated on a full acre with beautiful, mature trees, this property offers the rare chance to own land, space, and privacy — all with no HOA and low taxes. The existing home is a possible “tear down to the studs, ” making it ideal for investors, builders, or buyers with vision. Whether you’re looking to renovate and customize to your taste or start fresh and build your dream home, the possibilities here are wide open. With plenty of room for a workshop, garden, pool, or additional structures, this acreage provides flexibility that&rsquo

Key facts

• Room for a workshop
• Low taxes
• Full acre

Tags

• FULL ACRE
• MATURE TREES
• NO HOA
• LOW TAXES
• TEAR DOWN TO THE STUDS
• ROOM FOR A WORKSHOP

Property features AI

Finance

• Other: Easements for utilities; Will not subdivide; Parcel number: 759055; Lot size approximately 1.0 acre
• Financial info: Listing terms: Cash; Treat as clear loan type; No second mortgage reported
• HOA & community: No association

Exterior

• Parking: Additional parking available; No covered or carport spaces listed
• Security: No surveillance devices reported
• Utilities: Well water; Septic system; Unincorporated utilities
• Home design: Single-family residence; One story; Residential property; Subdivision: Estes Add 1
• Construction: Built in 1999; Composition roof; Pillar/post/pier and slab foundation
• Exterior features: Covered porch(es); Outbuilding; Cross-fenced; Acreage with some trees (few to many)

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms total; Primary bedroom on main level (~13 x 12)
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No listed heating (Other/None); No listed cooling (Other/None)
• Interior features: Open floorplan; One living area; One dining area; 2 total rooms (per listing); Living room ~15 x 12
• Laundry & utility: Full-size washer/dryer area on site

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $769 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads 68/100 on livability (#449 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D+, schools F, amenities 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.
• Market conditions: 262 active listings in the ZIP; solid renter incomes; 460 units permitted in Wise County in 2024 (243 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Wise County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

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 F-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. 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: 1.95% ✓
• Cap rate: 15.52%
• Cash-on-cash: 32.96%
• DSCR: 2.47
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.5%
• Equity multiple: 4.70×
• Total profit: $103,518
• Equity at exit: $90,088

10-year hold

• IRR: 43.2%
• Equity multiple: 10.52×
• Total profit: $266,484
• Equity at exit: $194,278

Cash invested: $28,000 (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 76078

• Home prices YoY: 6.5%
• Active inventory: 262
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$205 /mo · $2,460/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $769

Break-even live

Break-even rent $976

Max offer price $100,000

Occupancy floor 56%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-16
   remarks 675-char remark
2. 2026-06-16
   listed $100,000 Pending 2 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: $2,460 · $205/mo
• Projected year-2 tax: $2,460 · $205/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 24% 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: $23,393
• − Mortgage interest: −$5,602
• − Property taxes: −$2,460
• − Insurance: −$500
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$2,909
• Taxable income: $8,180
• Est. tax owed @ 24.0%: −$1,963
• After-tax cash flow: $7,265/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 — Aurora

• Score: 68/100
• State rank: #449
• US rank: #9120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

6 events — show timeline

• 2026-06-15 Pending — NTREIS
• 2026-06-15 Relisted — NTREIS
• 2026-03-17 Sold (Public Records) — Public Records
• 2026-02-22 Pending — NTREIS
• 2026-02-20 Listed $100,000 NTREIS
• 2025-10-31 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,460 · +0.8% YoY. Source: county tax records.