22847 FM 2215 · Berryville, TX 75763

$189,900

2 bd · 2.0 ba · 1,566 sqft · SingleFamily public records · 106 Days on market

Built 1973 2.82 ac lot $121/sqft · 20% below area Est $238k · 20% 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• Appreciation +10.0/10.0
• DSCR +4.4/10.0
• Schools +4.4/10.0
• 1% rule +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming home located in Berryville, Texas, offering privacy and plenty of potential! With some TLC, this property could be the perfect place to call home. Situated on approximately 2.82 +- acres, the home is set back off the road, providing a peaceful and private setting. Inside, you’ll find a spacious kitchen and two living areas, with the flexibility to convert the second living space into an additional bedroom if desired. Outside features include a large shop on a concrete slab, perfect for storage, hobbies, or workspace needs. Enjoy country living with room to grow, all while being conveniently located.

Key facts

• Country living
• Spacious kitchen
• Concrete slab

Tags

• 2.82 ACRES
• SPACIOUS KITCHEN
• TWO LIVING AREAS
• LARGE SHOP
• CONCRETE SLAB
• COUNTRY LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $43 ($516/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 $160k (15.7% below list).
• Recommended offer: $160k (15.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#957 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment C-, schools F, amenities F.
• Frankston ISD (rural): math 54% / reading 49% proficiency, ranked #155 of 826 in TX (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 191 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($173k) 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, 74% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000 (15.7% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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.
7. 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.
8. 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: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

• ARV (median comp): $238,191
• List price: $189,900
• Delta: -20.27%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23258 Lakewood Dr	0.61mi	3/2.0 (+1)	1,792 (+14%)	9mo	$225,000	$126	35

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: 25.0%
• Equity multiple: 3.00×
• Total profit: $106,133
• Equity at exit: $171,077

10-year hold

• IRR: 22.0%
• Equity multiple: 6.84×
• Total profit: $310,326
• Equity at exit: $368,934

Cash invested: $53,172 (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 75763

• Home prices YoY: 22.2%
• Active inventory: 191
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$146 /mo · $1,752/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $43

Break-even live

Break-even rent $1,546

Max offer price $189,900

Occupancy floor 92%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23077 Three Points Dr Frankston, TX	3.0	2.0	2062	$1,600	$0.78	13d	1	0.67mi

Listing history 17 events

1. 2026-06-18
   days on market $189,900 Active 106 DOM
2. 2026-06-17
   days on market $189,900 Active 105 DOM
3. 2026-06-16
   days on market $189,900 Active 104 DOM
4. 2026-06-15
   days on market $189,900 Active 103 DOM
5. 2026-06-13
   days on market $189,900 Active 101 DOM
6. 2026-06-12
   days on market $189,900 Active 100 DOM
7. 2026-06-09
   days on market $189,900 Active 97 DOM
8. 2026-06-08
   days on market $189,900 Active 96 DOM
9. 2026-06-08
   pricedays on market $189,900 Active 95 DOM
10. 2026-06-05
    days on market $195,000 Active 93 DOM
11. 2026-06-03
    days on market $195,000 Active 91 DOM
12. 2026-06-02
    days on market $195,000 Active 90 DOM
13. 2026-06-01
    days on market $195,000 Active 89 DOM
14. 2026-05-31
    days on market $195,000 Active 88 DOM
15. 2026-03-04
    listed $195,000 Active 621-char remark

    Show marketing remark (621 chars)

    Charming home located in Berryville, Texas, offering privacy and plenty of potential! With some TLC, this property could be the perfect place to call home. Situated on approximately 2.82 +- acres, the home is set back off the road, providing a peaceful and private setting. Inside, you’ll find a spacious kitchen and two living areas, with the flexibility to convert the second living space into an additional bedroom if desired. Outside features include a large shop on a concrete slab, perfect for storage, hobbies, or workspace needs. Enjoy country living with room to grow, all while being conveniently located.

16. 2026-02-19
    listed $195,000 Active 622-char remark

    Show marketing remark (622 chars)

    Charming home located in Berryville, Texas, offering privacy and plenty of potential! With some TLC, this property could be the perfect place to call home. Situated on approximately 2.82 +/- acres, the home is set back off the road, providing a peaceful and private setting. Inside, you’ll find a spacious kitchen and two living areas, with the flexibility to convert the second living space into an additional bedroom if desired. Outside features include a large shop on a concrete slab, perfect for storage, hobbies, or workspace needs. Enjoy country living with room to grow, all while being conveniently located.

17. 1987-01-28
    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: $1,752 · $146/mo
• Projected year-2 tax: $3,475 · $290/mo
• Expected delta: +$1,723/yr (+$144/mo · 98.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,200
• − Mortgage interest: −$10,637
• − Property taxes: −$1,752
• − Insurance: −$950
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$5,524
• Taxable loss: −$2,735
• Est. tax savings @ 24.0%: +$656
• After-tax cash flow: $1,173/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: Frankston ISD
• NCES district ID: 4819770
• Math proficiency: 54% ▼ -1.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $48,226
• Composite: 43.89/100
• National rank: #2916
• State rank: #155 of 826 in TX

Livability — Berryville

• Score: 62/100
• State rank: #957
• US rank: #17025

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berryville, TX
• Population (ZIP): 6,319

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 8% Black 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Iranian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 53.53%
• Current HPI: 295.14
• 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

+0.0% since first listed

3 events — show timeline

• 2026-03-04 Listed $195,000 NTREIS
• 2026-02-19 Listed $195,000 GTAR
• 1987-01-28 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,752 · +9.6% YoY. Source: county tax records.