820 N Avenue A · Springtown, TX 76082

$209,000

2 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 56 Days on market

Built 1973 0.28 ac lot $155/sqft · 12% below area Est $237k · 12% under

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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 +12.9/15.0
• Cash flow +9.7/30.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This well-maintained home sits on a large lot in the heart of Old Town Springtown, where convenience meets small-town charm. Enjoy relaxing mornings on the spacious front porch, just steps away from the town square, library, schools, and parks. Inside, the bright and inviting living area and eat-in kitchen offer a generous layout with ample storage, making the space both functional and welcoming. The home also features a versatile bonus room that could easily serve as an additional bedroom, office, game room, or media room—the possibilities are endless. You’ll appreciate the separate laundry room and durable luxury vinyl plank flooring throughout the home. Step outside to a cove

Key facts

• Large lot
• Covered patio
• Spacious front porch

Tags

• LARGE LOT
• SPACIOUS FRONT PORCH
• VERSATILE BONUS ROOM
• SEPARATE LAUNDRY ROOM
• COVERED PATIO
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Survey available; Special listing conditions: Standard; Transaction type: For Sale
• Financial info: Accepts cash and conventional financing
• HOA & community: No association

Exterior

• Parking: 2 covered/carport spaces (carport)
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One level; Residential property
• Construction: Built in 1973
• Exterior features: Covered porch(es); Front porch; Rear porch; Chain link fencing

Interior

• Kitchen: Dishwasher; Electric cooktop
• Bedrooms: Primary bedroom on main level; Total of 2 bedrooms
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Decorative lighting; Eat-in kitchen; Granite counters; One living area; One dining area; Room count: 2

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (16.2% below list).
• Recommended offer: $175k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.4% in Springtown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#461 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D+, amenities F, commute F.
• Springtown ISD (town): math 36% / reading 40% proficiency, ranked #435 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Springtown El (math 37% / reading 42%, grade F, #1,545 of 4,322 statewide, top 38%, 674 students, 60% FRL).
• Market conditions: 519 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 437 units permitted in Parker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $175,082 (16.2% 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 56 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.84% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.86%
• DSCR: 0.87
• GRM: 9.9

CMA / ARV

• ARV (median comp): $237,362
• List price: $209,000
• Delta: -11.95%
• 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
913 N Main St	0.13mi	3/2.0 (+1)	1,412 (+4%)	1mo	$299,000	$212	77
320 Mockingbird Ln	0.24mi	3/2.0 (+1)	1,354 (+0%)	12mo	$275,000	$203	70
424 N Cedar St	0.52mi	3/2.0 (+1)	1,374 (+2%)	1mo	$275,000	$200	63
502 Railey Cv	0.51mi	3/2.0 (+1)	1,301 (-4%)	1mo	$269,900	$207	60
609 N Avenue D	0.33mi	3/2.0 (+1)	1,422 (+5%)	9mo	$280,000	$197	59
504 E 5th St	0.57mi	2/2.0	1,407 (+4%)	9mo	$285,000	$203	55
300 E 5th St	0.47mi	2/1.5	1,200 (-11%)	6mo	$179,495	$150	53
408 Summer Tree Ln	0.45mi	3/2.0 (+1)	1,208 (-11%)	8mo	$249,900	$207	45
620 N Cedar St	0.39mi	3/2.0 (+1)	1,500 (+11%)	14mo	$399,999	$267	43
505 N Avenue E	0.56mi	3/2.0 (+1)	1,550 (+15%)	2mo	$299,000	$193	39
316 W 3rd Ter	0.62mi	3/2.0 (+1)	1,475 (+9%)	10mo	$277,000	$188	39
1417 Cottondale Rd	0.68mi	3/2.0 (+1)	1,484 (+10%)	8mo	$269,999	$182	36

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: -21.0%
• Equity multiple: 0.27×
• Total profit: $-42,671
• Equity at exit: $31,163

10-year hold

• IRR: -14.3%
• Equity multiple: 0.17×
• Total profit: $-48,288
• Equity at exit: $18,071

Cash invested: $58,520 (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 76082

• Home prices YoY: -21.5%
• Active inventory: 519
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,751 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$339 /mo · $4,073/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-139

Break-even live

Break-even rent $1,927

Max offer price $184,374

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-80	+0% $-139	+5% $-199	+10% $-258
Rent	-10% $-278	-5% $-209	+0% $-139	+5% $-70	+10% $-1
Rate	-1.0pp $-34	-0.5pp $-86	base $-139	+0.5pp $-194	+1.0pp $-249

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 North Avenue B Unit B Springtown, TX	3.0	2.0	1180	$1,650	$1.40	44d	1	0.50mi
300 W 4th St Springtown, TX	3.0	1.0	1332	$1,675	$1.26	22d	1	0.56mi
912 Avagail Ave Springtown, TX	3.0	2.0	1665	$2,195	$1.32	17d	1	0.83mi
165 Rolling Gln Springtown, TX	3.0	2.0	1100	$1,495	$1.36	2d	1	0.96mi
167 Rolling Gln Springtown, TX	3.0	2.0	1100	$1,495	$1.36	2d	1	0.96mi
181 Rolling Gln Springtown, TX	3.0	2.0	1100	$1,495	$1.36	2d	1	0.97mi
217 N Spring Branch Trl Springtown, TX	3.0	2.0	1300	$2,050	$1.58	4d	1	1.04mi
217 N Spring Branch Trl Springtown, TX	3.0	2.0	1300	$2,100	$1.62	13d	1	1.04mi

Listing history 18 events

1. 2026-06-18
   days on market $209,000 Active 56 DOM
2. 2026-06-17
   days on market $209,000 Active 55 DOM
3. 2026-06-16
   days on market $209,000 Active 54 DOM
4. 2026-06-15
   days on market $209,000 Active 53 DOM
5. 2026-06-13
   days on market $209,000 Active 51 DOM
6. 2026-06-13
   days on market $209,000 Active 50 DOM
7. 2026-06-09
   days on market $209,000 Active 47 DOM
8. 2026-06-08
   days on market $209,000 Active 46 DOM
9. 2026-06-07
   days on market $209,000 Active 45 DOM
10. 2026-06-04
    days on market $209,000 Active 42 DOM
11. 2026-06-03
    days on market $209,000 Active 41 DOM
12. 2026-06-02
    days on market $209,000 Active 40 DOM
13. 2026-06-01
    days on market $209,000 Active 39 DOM
14. 2026-05-31
    days on market $209,000 Active 38 DOM
15. 2026-04-23
    listed $209,000 Active 996-char remark
16. 2018-08-31
    soldstatus
17. 2018-07-24
    soldstatus
18. 1996-04-30
    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: $4,073 · $339/mo
• Projected year-2 tax: $4,073 · $339/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,010
• − Mortgage interest: −$11,707
• − Property taxes: −$4,073
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$6,080
• Taxable loss: −$5,257
• Est. tax savings @ 24.0%: +$1,262
• After-tax cash flow: $-411/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: Springtown ISD
• NCES district ID: 4841280
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $56,136
• Composite: 33.41/100
• National rank: #5474
• State rank: #435 of 826 in TX

Livability — Springtown

• Score: 68/100
• State rank: #461
• US rank: #9298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springtown, TX
• County: Parker County · 144,797 people
• City population: 24,880
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 24,880
• Household income: $92,485
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 333.0

Population outlook (Parker County) Hauer SSP2

• Today (2025): 147,426 people
• By 2030: 157,863 · +7.1%
• By 2040: 177,519 · +20.4%
• By 2050: 194,786 · +32.1%
• By 2075: 238,799 · +62.0%
• By 2100: 264,126 · +79.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Parker

• 2024 margin: Solid R (+66.4) · D 16.4% · R 82.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -55.2pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+64.4 2016: R+67.5 2012: R+65.8 2008: R+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.65%
• Current HPI: 262.1991
• 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

4 events — show timeline

• 2026-04-23 Listed $209,000 NTREIS
• 2018-08-31 Sold (Public Records) — Public Records
• 2018-07-24 Sold (Public Records) — Public Records
• 1996-04-30 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $4,073 · -9.2% YoY. Source: county tax records.