Plan 1682 Plan · Rhome, TX 76078

$469,990

4 bd · 2.5 ba · 2,481 sqft · SingleFamily · 191 Days on market

↓ 8% since listing

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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 +2.9/30.0
• 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

This fabulous 1 story plan is an entertainer's dream featuring 4 bedrooms, 2.5 bathrooms, and a study. Upon entering the extended foyer, you are greeted by three secondary bedrooms with amazing walk-in closets and a shared full-size bathroom. The chef's kitchen is perfect for making homecooked meals and features a large center island, lots of counter-space, a walk-in pantry, and opens to the oversized dining area. Adjacent to the kitchen and family room is the study with vaulted ceilings, perfect for a home office or exercise room. The spacious family room offers an abundance of windows for natural light and access to the outdoor living area. At the back of the home, a private hallway leads you to the main bedrooms boasting a huge walk-in closet and en-suite bathroom complete with dual sinks and garden tub. To make this home uniquely yours, there are additional options to choose from, like extending your outdoor living area and making this a wonderful extension of your home, plus many more options.

Key facts

• Dual sinks
• Outdoor living area
• Huge walk-in closet

Tags

• CHEF'S KITCHEN
• WALK-IN PANTRY
• OUTDOOR LIVING AREA
• HUGE WALK-IN CLOSET
• EN-SUITE BATHROOM
• DUAL SINKS

🏗️ New construction. The $469,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $546,381.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $470k.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (39.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (47.0% below list).
• Recommended offer: $249k (47.0% below list) — sets the bar for 1% rule.
• Cap rate 2.3% 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: schools D-, 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.
• Market conditions: 262 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 $58k of equity ($4k loan paydown + $55k 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 ~$94k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
• 4 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 (47.0% 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 191 days. Have you received any prior offers? Is the seller open to a 47% 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: 0.46% ✗
• Cap rate: 2.33%
• Cash-on-cash: -14.17%
• DSCR: 0.37
• GRM: 18.3

CMA / ARV

• ARV (median comp): $546,381
• List price: $469,990
• Delta: -13.98%
• 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
112 Pecan Ln	0.18mi	4/3.0	2,594 (+5%)	1mo	$575,000	$222	81
138 Sandie Dr	0.22mi	4/3.0	2,399 (-3%)	2mo	$489,990	$204	81
118 Alamito Rd	0.33mi	4/3.0	2,504 (+1%)	1mo	$500,000	$200	80
154 Longhorn Bnd	0.14mi	4/3.0	2,656 (+7%)	2mo	$564,990	$213	78
158 Sandie Dr	0.27mi	4/3.5	2,671 (+8%)	1mo	$494,990	$185	70
227 Buffalo Blvd	0.29mi	3/2.5 (-1)	2,168 (-13%)	1mo	$419,900	$194	60
118 Stanton Ave	0.47mi	4/2.0	2,110 (-15%)	1mo	$364,990	$173	51
141 Leon Ave	0.50mi	4/2.0	2,110 (-15%)	0mo	$364,990	$173	49
130 Hugo Ct	0.55mi	5/3.0 (+1)	2,766 (+12%)	0mo	$442,782	$160	48
127 Castell Ct	0.42mi	5/3.0 (+1)	2,120 (-15%)	2mo	$378,790	$179	47
239 Windmill Dr	0.55mi	4/2.0	2,110 (-15%)	1mo	$379,605	$180	46
262 Lunayena Rd	0.72mi	5/2.5 (+1)	2,141 (-14%)	1mo	$360,000	$168	38

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: 14.4%
• Equity multiple: 2.19×
• Total profit: $182,549
• Equity at exit: $492,223

10-year hold

• IRR: 14.3%
• Equity multiple: 5.11×
• Total profit: $628,136
• Equity at exit: $1,061,498

Cash invested: $152,987 (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: 15.7×

Monthly cashflow live

• Estimated rent: $2,493 medium
• Mortgage (P&I): −$2,865
• Tax est. 1.5%: −$683 /mo · $8,196/yr
• Insurance: −$228
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-1,807

Break-even live

Break-even rent $4,780

Max offer price $284,966

Occupancy floor —

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: $136,595
• Closing costs: $16,391
• 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	22d	1	0.45mi
135 Lunayena Rd Rhome, TX	4.0	2.0	2039	$2,200	$1.08	1d	1	0.45mi

Listing history 21 events

1. 2026-06-18
   days on market $469,990 Active 191 DOM
2. 2026-06-17
   days on market $469,990 Active 190 DOM
3. 2026-06-16
   days on market $469,990 Active 189 DOM
4. 2026-06-15
   days on market $469,990 Active 188 DOM
5. 2026-06-13
   days on market $469,990 Active 186 DOM
6. 2026-06-09
   days on market $469,990 Active 182 DOM
7. 2026-06-08
   days on market $469,990 Active 181 DOM
8. 2026-06-07
   days on market $469,990 Active 180 DOM
9. 2026-06-04
   days on market $469,990 Active 177 DOM
10. 2026-06-03
    days on market $469,990 Active 176 DOM
11. 2026-06-02
    days on market $469,990 Active 175 DOM
12. 2026-06-01
    days on market $469,990 Active 174 DOM
13. 2026-05-31
    days on market $469,990 Active 173 DOM
14. 2026-03-11
    status Active 1013-char remark

    Show marketing remark (1013 chars)

    This fabulous 1 story plan is an entertainer's dream featuring 4 bedrooms, 2.5 bathrooms, and a study. Upon entering the extended foyer, you are greeted by three secondary bedrooms with amazing walk-in closets and a shared full-size bathroom. The chef's kitchen is perfect for making homecooked meals and features a large center island, lots of counter-space, a walk-in pantry, and opens to the oversized dining area. Adjacent to the kitchen and family room is the study with vaulted ceilings, perfect for a home office or exercise room. The spacious family room offers an abundance of windows for natural light and access to the outdoor living area. At the back of the home, a private hallway leads you to the main bedrooms boasting a huge walk-in closet and en-suite bathroom complete with dual sinks and garden tub. To make this home uniquely yours, there are additional options to choose from, like extending your outdoor living area and making this a wonderful extension of your home, plus many more options.

15. 2026-03-11
    price $469,990 1013-char remark

    Show marketing remark (1013 chars)

    This fabulous 1 story plan is an entertainer's dream featuring 4 bedrooms, 2.5 bathrooms, and a study. Upon entering the extended foyer, you are greeted by three secondary bedrooms with amazing walk-in closets and a shared full-size bathroom. The chef's kitchen is perfect for making homecooked meals and features a large center island, lots of counter-space, a walk-in pantry, and opens to the oversized dining area. Adjacent to the kitchen and family room is the study with vaulted ceilings, perfect for a home office or exercise room. The spacious family room offers an abundance of windows for natural light and access to the outdoor living area. At the back of the home, a private hallway leads you to the main bedrooms boasting a huge walk-in closet and en-suite bathroom complete with dual sinks and garden tub. To make this home uniquely yours, there are additional options to choose from, like extending your outdoor living area and making this a wonderful extension of your home, plus many more options.

16. 2026-03-11
    status Active 1013-char remark

    Show marketing remark (1013 chars)

    This fabulous 1 story plan is an entertainer's dream featuring 4 bedrooms, 2.5 bathrooms, and a study. Upon entering the extended foyer, you are greeted by three secondary bedrooms with amazing walk-in closets and a shared full-size bathroom. The chef's kitchen is perfect for making homecooked meals and features a large center island, lots of counter-space, a walk-in pantry, and opens to the oversized dining area. Adjacent to the kitchen and family room is the study with vaulted ceilings, perfect for a home office or exercise room. The spacious family room offers an abundance of windows for natural light and access to the outdoor living area. At the back of the home, a private hallway leads you to the main bedrooms boasting a huge walk-in closet and en-suite bathroom complete with dual sinks and garden tub. To make this home uniquely yours, there are additional options to choose from, like extending your outdoor living area and making this a wonderful extension of your home, plus many more options.

17. 2026-03-11
    price $521,990 1013-char remark

    Show marketing remark (1013 chars)

    This fabulous 1 story plan is an entertainer's dream featuring 4 bedrooms, 2.5 bathrooms, and a study. Upon entering the extended foyer, you are greeted by three secondary bedrooms with amazing walk-in closets and a shared full-size bathroom. The chef's kitchen is perfect for making homecooked meals and features a large center island, lots of counter-space, a walk-in pantry, and opens to the oversized dining area. Adjacent to the kitchen and family room is the study with vaulted ceilings, perfect for a home office or exercise room. The spacious family room offers an abundance of windows for natural light and access to the outdoor living area. At the back of the home, a private hallway leads you to the main bedrooms boasting a huge walk-in closet and en-suite bathroom complete with dual sinks and garden tub. To make this home uniquely yours, there are additional options to choose from, like extending your outdoor living area and making this a wonderful extension of your home, plus many more options.

18. 2025-05-23
    historical 1013-char remark

    Show marketing remark (1013 chars)

    This fabulous 1 story plan is an entertainer's dream featuring 4 bedrooms, 2.5 bathrooms, and a study. Upon entering the extended foyer, you are greeted by three secondary bedrooms with amazing walk-in closets and a shared full-size bathroom. The chef's kitchen is perfect for making homecooked meals and features a large center island, lots of counter-space, a walk-in pantry, and opens to the oversized dining area. Adjacent to the kitchen and family room is the study with vaulted ceilings, perfect for a home office or exercise room. The spacious family room offers an abundance of windows for natural light and access to the outdoor living area. At the back of the home, a private hallway leads you to the main bedrooms boasting a huge walk-in closet and en-suite bathroom complete with dual sinks and garden tub. To make this home uniquely yours, there are additional options to choose from, like extending your outdoor living area and making this a wonderful extension of your home, plus many more options.

19. 2025-05-23
    historical 1013-char remark

    Show marketing remark (1013 chars)

    This fabulous 1 story plan is an entertainer's dream featuring 4 bedrooms, 2.5 bathrooms, and a study. Upon entering the extended foyer, you are greeted by three secondary bedrooms with amazing walk-in closets and a shared full-size bathroom. The chef's kitchen is perfect for making homecooked meals and features a large center island, lots of counter-space, a walk-in pantry, and opens to the oversized dining area. Adjacent to the kitchen and family room is the study with vaulted ceilings, perfect for a home office or exercise room. The spacious family room offers an abundance of windows for natural light and access to the outdoor living area. At the back of the home, a private hallway leads you to the main bedrooms boasting a huge walk-in closet and en-suite bathroom complete with dual sinks and garden tub. To make this home uniquely yours, there are additional options to choose from, like extending your outdoor living area and making this a wonderful extension of your home, plus many more options.

20. 2025-02-22
    listed $462,990 Active 1013-char remark

    Show marketing remark (1013 chars)

    This fabulous 1 story plan is an entertainer's dream featuring 4 bedrooms, 2.5 bathrooms, and a study. Upon entering the extended foyer, you are greeted by three secondary bedrooms with amazing walk-in closets and a shared full-size bathroom. The chef's kitchen is perfect for making homecooked meals and features a large center island, lots of counter-space, a walk-in pantry, and opens to the oversized dining area. Adjacent to the kitchen and family room is the study with vaulted ceilings, perfect for a home office or exercise room. The spacious family room offers an abundance of windows for natural light and access to the outdoor living area. At the back of the home, a private hallway leads you to the main bedrooms boasting a huge walk-in closet and en-suite bathroom complete with dual sinks and garden tub. To make this home uniquely yours, there are additional options to choose from, like extending your outdoor living area and making this a wonderful extension of your home, plus many more options.

21. 2025-02-22
    listed $508,990 Active 1013-char remark

    Show marketing remark (1013 chars)

    This fabulous 1 story plan is an entertainer's dream featuring 4 bedrooms, 2.5 bathrooms, and a study. Upon entering the extended foyer, you are greeted by three secondary bedrooms with amazing walk-in closets and a shared full-size bathroom. The chef's kitchen is perfect for making homecooked meals and features a large center island, lots of counter-space, a walk-in pantry, and opens to the oversized dining area. Adjacent to the kitchen and family room is the study with vaulted ceilings, perfect for a home office or exercise room. The spacious family room offers an abundance of windows for natural light and access to the outdoor living area. At the back of the home, a private hallway leads you to the main bedrooms boasting a huge walk-in closet and en-suite bathroom complete with dual sinks and garden tub. To make this home uniquely yours, there are additional options to choose from, like extending your outdoor living area and making this a wonderful extension of your home, plus many more options.

ⓘ 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: −$30,606
• − Property taxes: −$8,196
• − Insurance: −$2,732
• − Repairs & maintenance: −$2,393
• − Management: −$2,393
• − Depreciation: −$15,895
• Taxable loss: −$32,300
• Est. tax savings @ 24.0%: +$7,752
• After-tax cash flow: $-13,927/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

-7.7% since first listed

8 events — show timeline

• 2026-03-11 Price Changed $469,990 Zillow
• 2026-03-11 Relisted — Zillow
• 2026-03-11 Price Changed $521,990 Zillow
• 2026-03-11 Relisted — Zillow
• 2025-05-23 Delisted — Zillow
• 2025-05-23 Delisted — Zillow
• 2025-02-22 Listed $462,990 Zillow
• 2025-02-22 Listed $508,990 Zillow