113 Saint James Ct · Rhome, TX 76078

$244,900

3 bd · 2.0 ba · 1,233 sqft · SingleFamily public records · 28 Days on market

Built 1999 6,316 sqft lot Est $252k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +8.7/15.0
• Cash flow +6.9/30.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0

Listing remarks MLS

Affordable family home in sought after subdivision with no HOA, and in Northwest ISD! This cozy 3.2.2 offers an open floor plan with split bedrooms. Nice wood burning fireplace in the family room and large dining room. Come take a look before it gone.

Key facts

• Laminate flooring
• Mature oak trees
• Quiet cul-de-sac

Tags

• BRICK HOME
• QUIET CUL-DE-SAC
• MATURE OAK TREES
• CROWN MOLDING
• LAMINATE FLOORING
• NEW CARPET IN PRIMARY BEDROOM

Property features AI

Finance

• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No association; Community park

Exterior

• Parking: Attached 2-car garage; Covered parking for 2 vehicles; Driveway
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; One story; Residential property
• Construction: Built in 1999; Brick construction; Composition roof; Slab foundation
• Exterior features: Wood fencing; Sprinkler system; Park nearby

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with walk-in closet
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Chandelier; Window coverings; One living area; One dining area; Total room count: 4
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-371 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (26.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (25.1% below list).
• Recommended offer: $179k (26.8% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 3.7% in Rhome — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 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.
• Zoned schools: Prairie View El (math 21% / reading 27%, grade F, #3,221 of 4,322 statewide, top 75%, 631 students, 54% FRL); Chisholm Trail Middle (math 39% / reading 35%, grade F, #756 of 1,662 statewide, top 47%, 684 students, 51% FRL); Northwest H S (math 55% / reading 64%, grade C+, #275 of 1,632 statewide, top 19%, 2,264 students, 0% FRL).
• Market conditions: 264 active listings in the ZIP; 1 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 $26k of equity ($2k loan paydown + $24k 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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago 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 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 $179,325 (26.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.75% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.50%
• DSCR: 0.71
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $251,532
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
621 Troxell Blvd	0.09mi	3/2.0	1,252 (+2%)	7mo	$218,500	$175	87
104 Troxell Blvd	0.04mi	3/2.0	1,311 (+6%)	6mo	$259,900	$198	82
520 Stirling Rd	0.13mi	3/2.0	1,210 (-2%)	24mo	$264,950	$219	71
420 Stirling Rd	0.21mi	3/2.0	1,382 (+12%)	1mo	$266,900	$193	70
11812 Mancos Trl	0.46mi	3/2.0	1,402 (+14%)	7mo	$243,449	$174	50
516 Stirling Rd	0.14mi	2/2.0 (-1)	1,055 (-14%)	23mo	$249,900	$237	45
400 Randall St	0.38mi	3/1.0	1,056 (-14%)	11mo	$215,000	$204	45
500 Pecan Ct	0.43mi	3/2.0	1,110 (-10%)	23mo	$239,000	$215	44
365 W 1st St	0.65mi	3/1.0	1,171 (-5%)	21mo	$189,500	$162	40
140 School Rd	0.69mi	3/2.0	1,400 (+14%)	20mo	$299,000	$214	28

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: 19.7%
• Equity multiple: 2.60×
• Total profit: $109,843
• Equity at exit: $220,625

10-year hold

• IRR: 18.1%
• Equity multiple: 5.99×
• Total profit: $342,271
• Equity at exit: $475,787

Cash invested: $68,572 (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 76078

• Home prices YoY: 6.5%
• Active inventory: 264
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,833 medium
• Mortgage (P&I): −$1,284
• Tax from tax record: −$433 /mo · $5,198/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-371

Break-even live

Break-even rent $2,303

Max offer price $179,325

Occupancy floor —

Sensitivity live

Price	-10% $-233	-5% $-302	+0% $-371	+5% $-441	+10% $-510
Rent	-10% $-516	-5% $-444	+0% $-371	+5% $-299	+10% $-226
Rate	-1.0pp $-248	-0.5pp $-309	base $-371	+0.5pp $-435	+1.0pp $-499

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 S Main St Rhome, TX	3.0	1.0	1071	$1,295	$1.21	45d	1	0.45mi

Listing history 18 events

1. 2026-06-03
   statusdays on market $244,900 Pending 28 DOM
2. 2026-06-02
   days on market $244,900 Active Option Contract 27 DOM
3. 2026-06-01
   days on market $244,900 Active Option Contract 26 DOM
4. 2026-05-31
   days on market $244,900 Active Option Contract 25 DOM
5. 2026-05-19
   price $244,900
6. 2026-05-18
   status Active
7. 2026-04-14
   status Pending
8. 2026-04-07
   historical Active Option Contract
9. 2026-04-02
   listed $239,900 Active
10. 2015-09-03
    soldstatus
11. 2015-08-31
    soldstatus Sold 251-char remark

    Show marketing remark (251 chars)

    Affordable family home in sought after subdivision with no HOA, and in Northwest ISD! This cozy 3.2.2 offers an open floor plan with split bedrooms. Nice wood burning fireplace in the family room and large dining room. Come take a look before it gone.

12. 2015-08-26
    historical Active Option Contract 251-char remark

    Show marketing remark (251 chars)

    Affordable family home in sought after subdivision with no HOA, and in Northwest ISD! This cozy 3.2.2 offers an open floor plan with split bedrooms. Nice wood burning fireplace in the family room and large dining room. Come take a look before it gone.

13. 2015-08-19
    listed $115,000 Active 251-char remark

    Show marketing remark (251 chars)

    Affordable family home in sought after subdivision with no HOA, and in Northwest ISD! This cozy 3.2.2 offers an open floor plan with split bedrooms. Nice wood burning fireplace in the family room and large dining room. Come take a look before it gone.

14. 2004-10-21
    soldstatus
15. 2004-10-05
    historical
16. 2003-08-26
    soldstatus
17. 2003-07-03
    listed $99,999
18. 2002-10-10
    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: $5,198 · $433/mo
• Projected year-2 tax: $5,198 · $433/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $22,000
• − Mortgage interest: −$13,718
• − Property taxes: −$5,198
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$7,124
• Taxable loss: −$8,786
• Est. tax savings @ 24.0%: +$2,109
• After-tax cash flow: $-2,346/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

• Census place: Rhome, TX
• 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

+144.9% since first listed

14 events — show timeline

• 2026-05-19 Price Changed $244,900 NTREIS
• 2026-05-18 Relisted — NTREIS
• 2026-04-14 Pending — NTREIS
• 2026-04-07 Contingent — NTREIS
• 2026-04-02 Listed $239,900 NTREIS
• 2015-09-03 Sold (Public Records) — Public Records
• 2015-08-31 Sold (MLS) — NTREIS
• 2015-08-26 Contingent — NTREIS
• 2015-08-19 Listed $115,000 NTREIS
• 2004-10-21 Sold (Public Records) — Public Records
• 2004-10-05 Listing Removed — NTREIS
• 2003-08-26 Sold (Public Records) — Public Records
• 2003-07-03 Listed $99,999 NTREIS
• 2002-10-10 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $5,198 · +8.1% YoY. Source: county tax records.