Barton Plan · Josephine, TX 75135

$217,990

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 286 Days on market

Fair condition ↓ 14% 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).

• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Barton floorplan built at Riverfield in Josephine, TX! This thoughtfully designed Express Series home offers a seamless blend of style and practicality, catering to the demands of contemporary living. Its striking exterior, featuring architecturally designed elevations and divided light windows, creates a captivating first impression. A welcoming covered porch leads to a raised panel fiberglass insulated front door, with customizable decorative options available. Stepping inside, a spacious foyer unfolds into the rest of the home. The heart of the home is a modern kitchen, boasting 30" cabinets with hidden hinges, elegant granite or quartz countertops, and sleek stainless-steel appliances. A built-in sink, dishwasher, and generous pantry ensure effortless functionality. The primary suite provides a tranquil retreat, complete with an adjoining bathroom designed for ultimate convenience. An elongated vanity with a single sink and non-framed mirror, coupled with a spacious walk-in shower and closet, elevates the daily routine. Laminate wood plank flooring in living areas and plush ½" carpet in bedrooms create a comfortable and inviting atmosphere. Enhancing the home's appeal are integrated smart home features and an innovative tech package, providing modern convenience at your fingertips. The architecturally designed elevation, along with the front-facing garage featuring decorative hardware, adds to the curb appeal.

Key facts

• Covered porch
• Walk-in shower
• Modern kitchen

Tags

• COVERED PORCH
• MODERN KITCHEN
• GRANITE OR QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN SHOWER
• INTEGRATED SMART HOME FEATURES

🏗️ New construction. The $217,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $265,548.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-364 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (14.6% below list).
• Recommended offer: $186k (14.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#1,076 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Community ISD (rural): math 30% / reading 38% proficiency, ranked #479 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Leland E Edge Middle (math 25% / reading 35%, grade F, #1,056 of 1,662 statewide, top 65%, 931 students, 53% FRL) — zoned schools average 53% FRL vs 36% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 369 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Recommended offer $186,206 (14.6% 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 286 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.88%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (median comp): $265,548
• List price: $217,990
• Delta: -17.91%
• 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
412 Rock Point Rd	0.57mi	3/2.0	1,294 (+1%)	2mo	$271,990	$210	70
1105 Southfield Dr	0.72mi	3/2.0	1,280 (0%)	1mo	$212,990	$166	65
1152 Northfield Dr	0.75mi	3/2.0	1,280 (0%)	1mo	$203,745	$159	64
1325 Brook Ln	0.75mi	3/2.0	1,280 (0%)	6mo	$209,990	$164	60
1001 Riverbrook Ln	0.41mi	3/2.0	1,450 (+13%)	5mo	$307,205	$212	54
1117 Southfield Dr	0.71mi	3/2.0	1,156 (-10%)	1mo	$201,990	$175	50
1312 Mill River Rd	0.73mi	3/2.0	1,156 (-10%)	2mo	$199,990	$173	48
1164 Northfield Dr	0.74mi	3/2.0	1,156 (-10%)	3mo	$199,990	$173	46
1113 Southfield Dr	0.71mi	3/2.0	1,434 (+12%)	1mo	$224,990	$157	46
1160 Northfield Dr	0.74mi	3/2.0	1,434 (+12%)	2mo	$220,990	$154	43
1308 Brook Ln	0.73mi	3/2.0	1,470 (+15%)	2mo	$222,990	$152	40
1321 Brook Ln	0.75mi	3/2.5	1,470 (+15%)	6mo	$214,490	$146	33

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: -26.4%
• Equity multiple: 0.11×
• Total profit: $-66,193
• Equity at exit: $39,594

10-year hold

• IRR: -23.4%
• Equity multiple: -0.18×
• Total profit: $-87,387
• Equity at exit: $22,960

Cash invested: $74,354 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 22 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $245,990 ($177/sqft)
• Median days on market: 148 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +17.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75135

• Home prices YoY: -13.5%
• Active inventory: 369
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,862 high
• Mortgage (P&I): −$1,393
• Tax est. 1.5%: −$332 /mo · $3,983/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-364

Break-even live

Break-even rent $2,323

Max offer price $212,860

Occupancy floor —

Sensitivity live

Price	-10% $-181	-5% $-272	+0% $-364	+5% $-456	+10% $-548
Rent	-10% $-511	-5% $-438	+0% $-364	+5% $-291	+10% $-217
Rate	-1.0pp $-230	-0.5pp $-297	base $-364	+0.5pp $-433	+1.0pp $-503

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: $66,387
• Closing costs: $7,966
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Charmed Way Caddo Mills, TX	3.0	2.0	1481	$1,900	$1.28	2d	1	0.10mi
305 Charmed Way Caddo Mills, TX	3.0	2.0	1481	$2,000	$1.35	38d	1	0.10mi
304 Red Stream Way Caddo Mills, TX	3.0	2.0	1476	$1,800	$1.22	68d	1	0.17mi
217 Red Stream Way Caddo Mills, TX	3.0	2.0	1480	$2,150	$1.45	23d	1	0.19mi
1216 Riverbrook Ln Caddo Mills, TX	3.0	2.0	1617	$2,000	$1.24	46d	1	0.28mi
1216 Riverbrook Ln Caddo Mills, TX	3.0	2.0	1617	$2,195	$1.36	43d	1	0.28mi
513 Barlow Dr Caddo Mills, TX	4.0	2.0	1583	$1,950	$1.23	7d	1	0.30mi
513 Barlow Dr Caddo Mills, TX	4.0	2.0	1583	$1,950	$1.23	0d	1	0.30mi
1116 Riverbrook Ln Caddo Mills, TX	4.0	2.0	1565	$1,900	$1.21	0d	1	0.30mi
505 Lansdowne Dr Caddo Mills, TX	4.0	2.0	1583	$1,795	$1.13	1d	1	0.32mi
505 Lansdowne Dr Caddo Mills, TX	4.0	2.0	1583	$1,795	$1.13	0d	1	0.32mi
1128 Southfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,700	$1.33	15d	1	0.68mi
1128 Southfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,700	$1.33	30d	1	0.68mi
1128 Southfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,700	$1.33	7d	1	0.68mi
1128 Southfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,700	$1.33	12d	1	0.68mi
1121 Southfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,700	$1.33	20d	1	0.70mi
1121 Southfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,700	$1.33	0d	1	0.70mi
1121 Southfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,700	$1.33	23d	1	0.70mi
1121 Southfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,700	$1.33	32d	1	0.70mi
1117 Southfield Dr Caddo Mills, TX	3.0	2.0	1153	$1,700	$1.47	0d	1	0.70mi
1117 Southfield Dr Caddo Mills, TX	3.0	2.0	1153	$1,700	$1.47	16d	1	0.70mi
1309 Brook LN Josephine, TX	3.0	2.0	1280	$1,675	$1.31	0d	1	0.72mi
1164 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	59d	1	0.73mi
1164 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	50d	1	0.73mi
1144 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	50d	1	0.74mi
1144 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	59d	1	0.74mi
1177 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	93d	1	0.74mi
1165 Northfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,595	$1.25	59d	1	0.75mi
1157 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	61d	1	0.75mi
1157 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	7d	1	0.75mi
1157 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	64d	1	0.75mi
1128 Northfield Dr Caddo Mills, TX	3.0	2.0	1434	$1,775	$1.24	0d	1	0.75mi
1153 Northfield Dr Caddo Mills, TX	4.0	2.0	1572	$1,925	$1.22	0d	1	0.75mi
1153 Northfield Dr Caddo Mills, TX	4.0	2.0	1572	$1,925	$1.22	4d	1	0.75mi
1141 Northfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,725	$1.35	93d	1	0.76mi
1413 Brook Ln Caddo Mills, TX	4.0	2.0	1572	$1,925	$1.22	59d	1	0.79mi
1413 Brook Ln Caddo Mills, TX	4.0	2.0	1572	$1,925	$1.22	61d	1	0.79mi
808 Saddle Horn Way Royse City, TX	4.0	2.0	1870	$2,199	$1.18	0d	1	0.99mi
904 Saddle Horn Way Royse City, TX	4.0	2.0	1870	$1,995	$1.07	12d	1	1.04mi
904 Saddle Horn Way Royse City, TX	4.0	2.0	1870	$1,995	$1.07	7d	1	1.04mi

Listing history 50 events

1. 2026-08-08
   days on market $217,990 Active 286 DOM
2. 2026-08-06
   days on market $217,990 Active 284 DOM
3. 2026-08-05
   days on market $217,990 Active 283 DOM
4. 2026-08-04
   days on market $217,990 Active 282 DOM
5. 2026-08-03
   days on market $217,990 Active 281 DOM
6. 2026-07-31
   days on market $217,990 Active 278 DOM
7. 2026-07-30
   days on market $217,990 Active 276 DOM
8. 2026-07-28
   days on market $217,990 Active 275 DOM
9. 2026-07-26
   days on market $217,990 Active 273 DOM
10. 2026-07-24
    days on market $217,990 Active 271 DOM
11. 2026-07-23
    days on market $217,990 Active 270 DOM
12. 2026-07-22
    days on market $217,990 Active 269 DOM
13. 2026-07-21
    days on market $217,990 Active 268 DOM
14. 2026-07-20
    days on market $217,990 Active 267 DOM
15. 2026-07-18
    days on market $217,990 Active 265 DOM
16. 2026-07-18
    days on market $217,990 Active 264 DOM
17. 2026-07-16
    days on market $217,990 Active 263 DOM
18. 2026-07-15
    days on market $217,990 Active 262 DOM
19. 2026-07-14
    days on market $217,990 Active 261 DOM
20. 2026-07-13
    days on market $217,990 Active 260 DOM
21. 2026-07-13
    days on market $217,990 Active 259 DOM
22. 2026-07-11
    days on market $217,990 Active 258 DOM
23. 2026-07-10
    days on market $217,990 Active 257 DOM
24. 2026-07-09
    days on market $217,990 Active 256 DOM
25. 2026-07-07
    days on market $217,990 Active 254 DOM
26. 2026-07-06
    days on market $217,990 Active 253 DOM
27. 2026-07-06
    days on market $217,990 Active 252 DOM
28. 2026-07-05
    days on market $217,990 Active 251 DOM
29. 2026-07-03
    days on market $217,990 Active 250 DOM
30. 2026-07-02
    days on market $217,990 Active 249 DOM
31. 2026-07-01
    days on market $217,990 Active 248 DOM
32. 2026-06-30
    price $217,990 Active 247 DOM
33. 2026-06-30
    days on market $214,990 Active 247 DOM
34. 2026-06-29
    days on market $214,990 Active 246 DOM
35. 2026-06-28
    days on market $214,990 Active 245 DOM
36. 2026-06-26
    days on market $214,990 Active 243 DOM
37. 2026-06-24
    days on market $214,990 Active 241 DOM
38. 2026-06-22
    days on market $214,990 Active 239 DOM
39. 2026-06-21
    days on market $214,990 Active 238 DOM
40. 2026-06-18
    days on market $214,990 Active 235 DOM
41. 2026-06-17
    days on market $214,990 Active 234 DOM
42. 2026-06-16
    days on market $214,990 Active 233 DOM
43. 2026-06-15
    days on market $214,990 Active 232 DOM
44. 2026-06-13
    days on market $214,990 Active 230 DOM
45. 2026-06-13
    days on market $214,990 Active 229 DOM
46. 2026-06-09
    days on market $214,990 Active 226 DOM
47. 2026-06-08
    days on market $214,990 Active 225 DOM
48. 2026-06-07
    days on market $214,990 Active 224 DOM
49. 2026-06-04
    days on market $214,990 Active 221 DOM
50. 2026-06-03
    days on market $214,990 Active 220 DOM

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

Taxation est. · year 1

• Rental income: $22,345
• − Mortgage interest: −$14,875
• − Property taxes: −$3,983
• − Insurance: −$1,328
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − Depreciation: −$7,725
• Taxable loss: −$9,141
• Est. tax savings @ 24.0%: +$2,194
• After-tax cash flow: $-2,176/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.

Condition & rehab AI · 0 photos

Fair 45/100 Moderate rehab Est. rehab $32,000–$57,600 screening

The home requires moderate renovations to improve its condition and value, focusing on kitchen backsplash, bathroom fixtures, exterior paint, and landscaping.

Repairs flagged

• Minor kitchen backsplash — standard granite countertops
• Minor bathroom fixtures — standard fixtures
• Minor exterior paint — architectural design
• Minor interior paint — standard paint
• Minor landscaping — standard landscaping

Value-add opportunities

• Resale kitchen backsplash — enhances kitchen aesthetics ↑
• Rental bathroom fixtures — improves tenant satisfaction ↑
• Both exterior paint — enhances curb appeal and property value ↑
• Both interior paint — enhances interior aesthetics and property value ↑
• Both landscaping — enhances curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Middle Leland E Edge Middle F TX #1,056/1,662 Nat'l #8,861/14,009 High Community H S F TX #941/1,632 Nat'l #9,497/17,239

Schools (NCES district)

• District: Community ISD
• NCES district ID: 4814850
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $71,841
• Composite: 31.58/100
• National rank: #5951
• State rank: #479 of 826 in TX

C Composite livability gradescore 60/100

Livability — Josephine

• Score: 60/100
• State rank: #1076
• US rank: #19105

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hunt · 97,090 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 10,265
• Household income: $95,428
• Rent vs Own: 13.0% rent · 87.0% own
• Severe rent burden: 20% of renters

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Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 24% Two or more races 14% Black 3%
• Hispanic origin (detail): Mexican 21% Cuban 2%
• Common ancestry: Lithuanian 4% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 13% Korean 1% German/W. Germanic 1%

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Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.07%
• Current HPI: 275.2189
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-13.8% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $214,990 Zillow
• 2026-04-04 Price Changed $212,990 Zillow
• 2026-02-17 Price Changed $210,990 Zillow
• 2026-01-03 Price Changed $209,990 Zillow
• 2025-11-06 Price Changed $209,490 Zillow
• 2025-10-26 Listed $249,490 Zillow