366 Harvest Lake Dr · Snook, TX 77878

$269,900

3 bd · 2.0 ba · 1,447 sqft · SingleFamily · 225 Days on market

Built 2025 8,250 sqft lot $187/sqft · at area comps Est $275k · at est. $65/mo HOA · 3% of rent

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Why this score? — see what drove the D- 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 +8.3/15.0
• Cash flow +8.0/30.0
• Appreciation +5.2/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

Upon entering this exceptional floor plan, you're immediately greeted with a formal dining room. Walking into the open-concept kitchen and living room, you'll be stunned by the amount of space you have to gather. This three-bedroom, two bath home has perfectly placed windows in the living room, primary bedroom, and dining room, crafting a home that is filled with natural light and charm. Granite countertops throughout and large walk-in primary closet top it all off and make this home exceptional. Additional Options Included: Stainless Steel Appliances, Painted Cabinets Throughout, and Integral Miniblinds in the Rear Door

Key facts

• 8,250 sq ft lot
• 2 garage spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (22.2% below list).
• Recommended offer: $210k (22.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#700 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools C-, amenities F, commute F.
• Snook ISD (rural): math 50% / reading 34% proficiency, ranked #334 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 75 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 44 units permitted in Burleson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $210,000 (22.2% 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 225 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.78% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.31%
• DSCR: 0.81
• GRM: 10.7

CMA / ARV

• ARV (median comp): $275,044
• List price: $269,900
• Delta: -1.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Harvest Lake Dr	0.06mi	3/2.0	1,447 (0%)	2mo	$269,900	$187	96
533 Harvest Lake Dr	0.17mi	3/2.5	1,415 (-2%)	1mo	$244,045	$172	86
221 Brazos Bnd	0.21mi	3/2.0	1,504 (+4%)	2mo	$272,500	$181	82
486 Harvest Lake Dr	0.13mi	3/2.0	1,498 (+4%)	11mo	$279,900	$187	79
125 Turnrow Cv	0.21mi	3/2.0	1,539 (+6%)	2mo	$289,800	$188	78
305 Harvest Lake Dr	0.07mi	3/2.0	1,517 (+5%)	12mo	$279,900	$185	78
510 Harvest Lake Dr	0.15mi	3/2.0	1,498 (+4%)	11mo	$279,900	$187	78
521 Harvest Lake Dr	0.16mi	3/2.0	1,575 (+9%)	1mo	$255,045	$162	77
172 Pleasant Path	0.32mi	3/2.0	1,520 (+5%)	2mo	$262,000	$172	75
124 Turnrow Cv	0.22mi	3/2.0	1,539 (+6%)	6mo	$289,800	$188	74
244 Brazos Bnd	0.16mi	3/2.0	1,624 (+12%)	0mo	$284,900	$175	72
148 Rustic Trce	0.39mi	3/2.0	1,330 (-8%)	10mo	$260,000	$195	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.75×
• Total profit: $-19,181
• Equity at exit: $84,665

10-year hold

• IRR: 0.4%
• Equity multiple: 1.05×
• Total profit: $3,572
• Equity at exit: $106,940

Cash invested: $75,572 (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 77878

• Home prices YoY: 0.5%
• Active inventory: 75
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$65
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-271

Break-even live

Break-even rent $2,443

Max offer price $230,654

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
148 Turnrow Cv Snook, TX	3.0	2.0	1790	$2,100	$1.17	21d	1	0.23mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 22 events

1. 2026-06-17
   status $269,900 Pending 225 DOM
2. 2026-06-17
   days on market $269,900 Active 225 DOM
3. 2026-06-16
   days on market $269,900 Active 224 DOM
4. 2026-06-15
   days on market $269,900 Active 223 DOM
5. 2026-06-14
   days on market $269,900 Active 221 DOM
6. 2026-06-13
   days on market $269,900 Active 220 DOM
7. 2026-06-10
   days on market $269,900 Active 218 DOM
8. 2026-06-09
   days on market $269,900 Active 217 DOM
9. 2026-06-08
   days on market $269,900 Active 216 DOM
10. 2026-06-07
    days on market $269,900 Active 215 DOM
11. 2026-06-02
    days on market $269,900 Active 210 DOM
12. 2026-06-01
    days on market $269,900 Active 209 DOM
13. 2026-05-31
    days on market $269,900 Active 208 DOM
14. 2026-05-30
    days on market $269,900 Active 207 DOM
15. 2026-01-05
    price $269,900 628-char remark

    Show marketing remark (309 chars)

    This beauty is luxury living with three bedrooms and two baths. This beautiful home features large secondary bedrooms with walk-in closets. Open living, dining, and kitchen provides abundant space without all the cost. The primary bedroom suite is fit for a king sized bed and features a large walk-in closet.

16. 2026-01-05
    price $269,900 309-char remark

    Show marketing remark (309 chars)

    This beauty is luxury living with three bedrooms and two baths. This beautiful home features large secondary bedrooms with walk-in closets. Open living, dining, and kitchen provides abundant space without all the cost. The primary bedroom suite is fit for a king sized bed and features a large walk-in closet.

17. 2025-11-22
    price $273,100 628-char remark

    Show marketing remark (309 chars)

    This beauty is luxury living with three bedrooms and two baths. This beautiful home features large secondary bedrooms with walk-in closets. Open living, dining, and kitchen provides abundant space without all the cost. The primary bedroom suite is fit for a king sized bed and features a large walk-in closet.

18. 2025-11-22
    price $273,100 309-char remark

    Show marketing remark (309 chars)

    This beauty is luxury living with three bedrooms and two baths. This beautiful home features large secondary bedrooms with walk-in closets. Open living, dining, and kitchen provides abundant space without all the cost. The primary bedroom suite is fit for a king sized bed and features a large walk-in closet.

19. 2025-11-04
    listed $272,100 Active 309-char remark

    Show marketing remark (309 chars)

    This beauty is luxury living with three bedrooms and two baths. This beautiful home features large secondary bedrooms with walk-in closets. Open living, dining, and kitchen provides abundant space without all the cost. The primary bedroom suite is fit for a king sized bed and features a large walk-in closet.

20. 2025-09-19
    status Active 628-char remark

    Show marketing remark (628 chars)

    Upon entering this exceptional floor plan, you're immediately greeted with a formal dining room. Walking into the open-concept kitchen and living room, you'll be stunned by the amount of space you have to gather. This three-bedroom, two bath home has perfectly placed windows in the living room, primary bedroom, and dining room, crafting a home that is filled with natural light and charm. Granite countertops throughout and large walk-in primary closet top it all off and make this home exceptional. Additional Options Included: Stainless Steel Appliances, Painted Cabinets Throughout, and Integral Miniblinds in the Rear Door

21. 2025-07-17
    historical 628-char remark

    Show marketing remark (628 chars)

    Upon entering this exceptional floor plan, you're immediately greeted with a formal dining room. Walking into the open-concept kitchen and living room, you'll be stunned by the amount of space you have to gather. This three-bedroom, two bath home has perfectly placed windows in the living room, primary bedroom, and dining room, crafting a home that is filled with natural light and charm. Granite countertops throughout and large walk-in primary closet top it all off and make this home exceptional. Additional Options Included: Stainless Steel Appliances, Painted Cabinets Throughout, and Integral Miniblinds in the Rear Door

22. 2025-06-30
    listed $272,100 Active 628-char remark

    Show marketing remark (628 chars)

    Upon entering this exceptional floor plan, you're immediately greeted with a formal dining room. Walking into the open-concept kitchen and living room, you'll be stunned by the amount of space you have to gather. This three-bedroom, two bath home has perfectly placed windows in the living room, primary bedroom, and dining room, crafting a home that is filled with natural light and charm. Granite countertops throughout and large walk-in primary closet top it all off and make this home exceptional. Additional Options Included: Stainless Steel Appliances, Painted Cabinets Throughout, and Integral Miniblinds in the Rear Door

ⓘ 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: $25,200
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$780
• − Depreciation: −$7,852
• Taxable loss: −$7,980
• Est. tax savings @ 24.0%: +$1,915
• After-tax cash flow: $-1,339/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: Snook ISD
• NCES district ID: 4840620
• Math proficiency: 50% ▲ 8.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $47,667
• Composite: 36.0/100
• National rank: #4788
• State rank: #334 of 826 in TX

Livability — Snook

• Score: 65/100
• State rank: #700
• US rank: #13044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Snook, TX
• Population (ZIP): 706

Population outlook (Burleson County) Hauer SSP2

• Today (2025): 18,066 people
• By 2030: 18,174 · +0.6%
• By 2040: 18,198 · +0.7%
• By 2050: 18,110 · +0.2%
• By 2075: 18,166 · +0.6%
• By 2100: 16,949 · -6.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (50%)
• Race & ethnicity: White 50% Hispanic / Latino 46% Two or more races 24% Native American 4% Black 3%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Lithuanian 3%
• Foreign-born: 14% · Canada
• Languages at home: 68% English-only · Spanish 32%

Political lean MEDSL · Burleson

• 2024 margin: Solid R (+62.8) · D 18.2% · R 81.0%
• 2008→2024 swing: -25.4pp toward R · 2008: -37.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+57.6 2016: R+55.1 2012: R+46.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.46%
• Current HPI: 89.5004
• 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

-0.8% since first listed

8 events — show timeline

• 2026-01-05 Price Changed $269,900 Zillow
• 2026-01-05 Price Changed $269,900 BCSRMLS
• 2025-11-22 Price Changed $273,100 Zillow
• 2025-11-22 Price Changed $273,100 BCSRMLS
• 2025-11-04 Listed $272,100 BCSRMLS
• 2025-09-19 Relisted — Zillow
• 2025-07-17 Delisted — Zillow
• 2025-06-30 Listed $272,100 Zillow