Plan 1530 Plan · Rhome, TX 76078

$450,990

4 bd · 3.0 ba · 2,386 sqft · SingleFamily · 194 Days on market

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Cash flow +3.0/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

With enough room for the entire family, this 1-story plan offers 4 bedrooms, 3 bathrooms and a study! Upon entering the extended foyer, you are greeted by two secondary bedrooms with a shared full-size bathroom. Across the hall lies another secondary bedroom complete with a large walk-in closet and full-size bathroom, perfect for an in-law suite or teen's room. Next you will find the study, perfect for a home office or exercise room. The chef's kitchen overlooks the family and dining area and offers a large island, ample countertop space and a corner pantry. With a private entrance at the back of the home, the main bedroom retreat boasts vaulted ceilings, an en-suite bathroom with dual sinks, garden tub and access to a huge closet. With optional features such as a half-story with a game room, media room and 5th bedroom/bathroom, and a third car tandem garage this home fits so many needs on your wish list.

Key facts

• 2 garage spots
• Listed 194 days

🏗️ New construction. The $450,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $535,767.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $451k.

Deal economics

• At list price, monthly cash flow is $-2k ($-21k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (36.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (44.7% below list).
• Recommended offer: $249k (44.7% below list) — sets the bar for 1% rule.
• Cap rate 2.4% vs local median 3.7% in Rhome — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 2 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 $57k of equity ($4k loan paydown + $54k 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 ~$92k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($397k) 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 wind risk, 27% chance of damaging wind over 30y; 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 $249,283 (44.7% 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. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.47% ✗
• Cap rate: 2.41%
• Cash-on-cash: -13.86%
• DSCR: 0.38
• GRM: 17.9

CMA / ARV

• ARV (median comp): $535,767
• List price: $450,990
• Delta: -15.82%
• 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
138 Sandie Dr	0.22mi	4/3.0	2,399 (+0%)	2mo	$489,990	$204	87
112 Pecan Ln	0.18mi	4/3.0	2,594 (+9%)	1mo	$575,000	$222	76
118 Alamito Rd	0.33mi	4/3.0	2,504 (+5%)	1mo	$500,000	$200	75
154 Longhorn Bnd	0.14mi	4/3.0	2,656 (+11%)	2mo	$564,990	$213	73
158 Sandie Dr	0.27mi	4/3.5	2,671 (+12%)	1mo	$494,990	$185	64
227 Buffalo Blvd	0.29mi	3/2.5 (-1)	2,168 (-9%)	1mo	$419,900	$194	63
127 Castell Ct	0.42mi	5/3.0 (+1)	2,120 (-11%)	2mo	$378,790	$179	55
118 Stanton Ave	0.47mi	4/2.0	2,110 (-12%)	1mo	$364,990	$173	54
141 Leon Ave	0.50mi	4/2.0	2,110 (-12%)	1mo	$364,990	$173	53
122 Stanton Ave	0.46mi	5/3.0 (+1)	2,095 (-12%)	2mo	$359,990	$172	52
239 Windmill Dr	0.55mi	4/2.0	2,110 (-12%)	1mo	$379,605	$180	50
262 Lunayena Rd	0.72mi	5/2.5 (+1)	2,141 (-10%)	1mo	$360,000	$168	42

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: 14.6%
• Equity multiple: 2.21×
• Total profit: $181,440
• Equity at exit: $482,661

10-year hold

• IRR: 14.5%
• Equity multiple: 5.14×
• Total profit: $621,196
• Equity at exit: $1,040,877

Cash invested: $150,015 (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: 15.1×

Monthly cashflow live

• Estimated rent: $2,493 medium
• Mortgage (P&I): −$2,810
• Tax est. 1.5%: −$670 /mo · $8,037/yr
• Insurance: −$223
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-1,733

Break-even live

Break-even rent $4,687

Max offer price $284,966

Occupancy floor —

Sensitivity live

Price	-10% $-1,363	-5% $-1,548	+0% $-1,733	+5% $-1,918	+10% $-2,103
Rent	-10% $-1,930	-5% $-1,832	+0% $-1,733	+5% $-1,635	+10% $-1,536
Rate	-1.0pp $-1,463	-0.5pp $-1,597	base $-1,733	+0.5pp $-1,872	+1.0pp $-2,013

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: $133,942
• Closing costs: $16,073
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Lunayena Rd Rhome, TX	4.0	2.0	2039	$2,200	$1.08	23d	1	0.45mi
135 Lunayena Rd Rhome, TX	4.0	2.0	2039	$2,200	$1.08	0d	1	0.45mi

Listing history 18 events

1. 2026-06-22
   days on market $450,990 Active 194 DOM
2. 2026-06-18
   days on market $450,990 Active 191 DOM
3. 2026-06-17
   days on market $450,990 Active 190 DOM
4. 2026-06-16
   days on market $450,990 Active 189 DOM
5. 2026-06-15
   days on market $450,990 Active 188 DOM
6. 2026-06-13
   days on market $450,990 Active 186 DOM
7. 2026-06-09
   days on market $450,990 Active 182 DOM
8. 2026-06-08
   days on market $450,990 Active 181 DOM
9. 2026-06-07
   days on market $450,990 Active 180 DOM
10. 2026-06-04
    days on market $450,990 Active 177 DOM
11. 2026-06-03
    days on market $450,990 Active 176 DOM
12. 2026-06-02
    days on market $450,990 Active 175 DOM
13. 2026-06-01
    days on market $450,990 Active 174 DOM
14. 2026-05-31
    days on market $450,990 Active 173 DOM
15. 2026-03-10
    status Active 918-char remark

    Show marketing remark (918 chars)

    With enough room for the entire family, this 1-story plan offers 4 bedrooms, 3 bathrooms and a study! Upon entering the extended foyer, you are greeted by two secondary bedrooms with a shared full-size bathroom. Across the hall lies another secondary bedroom complete with a large walk-in closet and full-size bathroom, perfect for an in-law suite or teen's room. Next you will find the study, perfect for a home office or exercise room. The chef's kitchen overlooks the family and dining area and offers a large island, ample countertop space and a corner pantry. With a private entrance at the back of the home, the main bedroom retreat boasts vaulted ceilings, an en-suite bathroom with dual sinks, garden tub and access to a huge closet. With optional features such as a half-story with a game room, media room and 5th bedroom/bathroom, and a third car tandem garage this home fits so many needs on your wish list.

16. 2026-03-10
    price $450,990 918-char remark

    Show marketing remark (918 chars)

    With enough room for the entire family, this 1-story plan offers 4 bedrooms, 3 bathrooms and a study! Upon entering the extended foyer, you are greeted by two secondary bedrooms with a shared full-size bathroom. Across the hall lies another secondary bedroom complete with a large walk-in closet and full-size bathroom, perfect for an in-law suite or teen's room. Next you will find the study, perfect for a home office or exercise room. The chef's kitchen overlooks the family and dining area and offers a large island, ample countertop space and a corner pantry. With a private entrance at the back of the home, the main bedroom retreat boasts vaulted ceilings, an en-suite bathroom with dual sinks, garden tub and access to a huge closet. With optional features such as a half-story with a game room, media room and 5th bedroom/bathroom, and a third car tandem garage this home fits so many needs on your wish list.

17. 2025-05-23
    historical 918-char remark

    Show marketing remark (918 chars)

    With enough room for the entire family, this 1-story plan offers 4 bedrooms, 3 bathrooms and a study! Upon entering the extended foyer, you are greeted by two secondary bedrooms with a shared full-size bathroom. Across the hall lies another secondary bedroom complete with a large walk-in closet and full-size bathroom, perfect for an in-law suite or teen's room. Next you will find the study, perfect for a home office or exercise room. The chef's kitchen overlooks the family and dining area and offers a large island, ample countertop space and a corner pantry. With a private entrance at the back of the home, the main bedroom retreat boasts vaulted ceilings, an en-suite bathroom with dual sinks, garden tub and access to a huge closet. With optional features such as a half-story with a game room, media room and 5th bedroom/bathroom, and a third car tandem garage this home fits so many needs on your wish list.

18. 2025-02-22
    listed $443,990 Active 918-char remark

    Show marketing remark (918 chars)

    With enough room for the entire family, this 1-story plan offers 4 bedrooms, 3 bathrooms and a study! Upon entering the extended foyer, you are greeted by two secondary bedrooms with a shared full-size bathroom. Across the hall lies another secondary bedroom complete with a large walk-in closet and full-size bathroom, perfect for an in-law suite or teen's room. Next you will find the study, perfect for a home office or exercise room. The chef's kitchen overlooks the family and dining area and offers a large island, ample countertop space and a corner pantry. With a private entrance at the back of the home, the main bedroom retreat boasts vaulted ceilings, an en-suite bathroom with dual sinks, garden tub and access to a huge closet. With optional features such as a half-story with a game room, media room and 5th bedroom/bathroom, and a third car tandem garage this home fits so many needs on your wish list.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6/10 Major 27% 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: $29,914
• − Mortgage interest: −$30,011
• − Property taxes: −$8,037
• − Insurance: −$2,679
• − Repairs & maintenance: −$2,393
• − Management: −$2,393
• − Depreciation: −$15,586
• Taxable loss: −$31,185
• Est. tax savings @ 24.0%: +$7,484
• After-tax cash flow: $-13,314/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

• 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

+1.6% since first listed

4 events — show timeline

• 2026-03-10 Price Changed $450,990 Zillow
• 2026-03-10 Relisted — Zillow
• 2025-05-23 Delisted — Zillow
• 2025-02-22 Listed $443,990 Zillow