321 Redbud St · Rhome, TX 76078

$250,000

3 bd · 2.0 ba · 1,336 sqft · SingleFamily public records · 26 Days on market

Built 1983 9,104 sqft lot Est $242k · 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
• Cash flow +7.9/30.0
• ARV discount +6.0/15.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks MLS

MULTIPLE OFFERS RECEIVED. DEADLINE TO SUBMIT IS NOV 30 AT 5:00 PM. Seller will consider concession with acceptable offer. Charming, well-maintained home with good bones in the heart of Rhome! Enjoy quiet, small town living with easy access to all the amenities of a big city just a short drive away! This home has a large living room, generous dining room to seat at least 6, plus a kitchen overlooking the large backyard. You'll find plenty of storage in this home with extra closet space and built in linen closets in both bathrooms. The oversized utility room has a sink, cabinet, hanging rack and room for a freezer. Newer AC units, roof, and water heater all within the past few years. Nice carport added in 2020. Plenty of covered parking plus the garage will fit an extra long vehicle. Don't miss this one!

Key facts

• Utility room
• Convenient access
• Fire pit

Tags

• CONVENIENT ACCESS
• OVERSIZED BACKYARD
• FIRE PIT
• AMPLE STORAGE
• GENEROUS CLOSET SPACE
• UTILITY ROOM

Property features AI

Finance

• Other: Deed restrictions; Not in a municipal utility district
• HOA & community: No association; Community park nearby

Exterior

• Parking: Covered parking; Carport (2 spaces); Attached garage (1-car; approximately 10' x 25'); Concrete parking surfaces
• Utilities: City water; City sewer; Cable available; Electric service
• Home design: Single-family residence; Attached property; One story; Composition roof
• Construction: Built in 1983; Brick and fiber cement exterior; Composition roof
• Exterior features: Covered patio/porch; Fire pit; Gutters; Outdoor storage; Chain link fencing; Grassed vegetation; All-weather road access

Interior

• Kitchen: Galley kitchen with built-in cabinets; Solid surface countertops (non-natural); Water line to refrigerator; Electric cooktop and electric oven; Vented exhaust fan; Refrigerator included
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom with ensuite bath, separate shower, and walk-in closet
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Cable TV available; High-speed internet available; Walk-in closet(s); One living area; One dining area; 6 total rooms
• Laundry & utility: Washer and dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (20.8% below list).
• Recommended offer: $198k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.7% in Rhome — 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 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: 265 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 $27k of equity ($2k loan paydown + $25k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,000 (20.8% 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: 0.79% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.62%
• DSCR: 0.79
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $241,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 Stirling Rd	0.35mi	3/2.0	1,382 (+3%)	1mo	$266,900	$193	77
104 Troxell Blvd	0.31mi	3/2.0	1,311 (-2%)	6mo	$259,900	$198	77
620 Troxell Blvd	0.26mi	3/2.0	1,422 (+6%)	0mo	$237,000	$167	77
621 Troxell Blvd	0.25mi	3/2.0	1,252 (-6%)	7mo	$218,500	$175	72
101 Saint James Ct	0.29mi	3/2.0	1,465 (+10%)	0mo	$264,900	$181	70
11812 Mancos Trl	0.37mi	3/2.0	1,402 (+5%)	7mo	$243,449	$174	69
113 Kings Way Dr	0.23mi	3/2.0	1,476 (+10%)	10mo	$254,999	$173	64
112 Kensington Ct	0.27mi	3/2.0	1,476 (+10%)	8mo	$259,900	$176	63
100 Troxell Blvd	0.30mi	3/2.0	1,450 (+8%)	10mo	$275,000	$190	63
400 Stirling Rd	0.36mi	3/2.0	1,476 (+10%)	12mo	$282,500	$191	55
213 Troxell Blvd	0.39mi	3/2.0	1,507 (+13%)	12mo	$294,700	$196	50
375 W 2nd St	0.53mi	3/2.0	1,523 (+14%)	14mo	$245,000	$161	41

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: 21.0%
• Equity multiple: 2.70×
• Total profit: $119,083
• Equity at exit: $225,220

10-year hold

• IRR: 19.1%
• Equity multiple: 6.21×
• Total profit: $364,371
• Equity at exit: $485,695

Cash invested: $70,000 (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: 265
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,980 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$419 /mo · $5,023/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-270

Break-even live

Break-even rent $2,321

Max offer price $202,381

Occupancy floor —

Sensitivity live

Price	-10% $-128	-5% $-199	+0% $-270	+5% $-340	+10% $-411
Rent	-10% $-426	-5% $-348	+0% $-270	+5% $-191	+10% $-113
Rate	-1.0pp $-144	-0.5pp $-206	base $-270	+0.5pp $-334	+1.0pp $-400

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	46d	1	0.41mi
611 Gladness Unit A Rhome, TX	3.0	2.5	1828	$2,385	$1.30	0d	1	0.90mi

Listing history 23 events

1. 2026-06-22
   days on market $250,000 Active 26 DOM
2. 2026-06-22
   days on market $250,000 Active 25 DOM
3. 2026-06-18
   days on market $250,000 Active 22 DOM
4. 2026-06-17
   days on market $250,000 Active 21 DOM
5. 2026-06-16
   days on market $250,000 Active 20 DOM
6. 2026-06-15
   days on market $250,000 Active 19 DOM
7. 2026-06-13
   days on market $250,000 Active 17 DOM
8. 2026-06-09
   days on market $250,000 Active 13 DOM
9. 2026-06-08
   days on market $250,000 Active 12 DOM
10. 2026-06-07
    days on market $250,000 Active 11 DOM
11. 2026-06-04
    days on market $250,000 Active 8 DOM
12. 2026-06-03
    days on market $250,000 Active 7 DOM
13. 2026-06-02
    days on market $250,000 Active 6 DOM
14. 2026-06-01
    days on market $250,000 Active 5 DOM
15. 2026-05-31
    days on market $250,000 Active 4 DOM
16. 2026-05-27
    listed $250,000 Active
17. 2023-01-03
    soldstatus
18. 2022-12-30
    soldstatus Closed 813-char remark

    Show marketing remark (813 chars)

    MULTIPLE OFFERS RECEIVED. DEADLINE TO SUBMIT IS NOV 30 AT 5:00 PM. Seller will consider concession with acceptable offer. Charming, well-maintained home with good bones in the heart of Rhome! Enjoy quiet, small town living with easy access to all the amenities of a big city just a short drive away! This home has a large living room, generous dining room to seat at least 6, plus a kitchen overlooking the large backyard. You'll find plenty of storage in this home with extra closet space and built in linen closets in both bathrooms. The oversized utility room has a sink, cabinet, hanging rack and room for a freezer. Newer AC units, roof, and water heater all within the past few years. Nice carport added in 2020. Plenty of covered parking plus the garage will fit an extra long vehicle. Don't miss this one!

19. 2022-12-08
    status Pending 813-char remark

    Show marketing remark (813 chars)

    MULTIPLE OFFERS RECEIVED. DEADLINE TO SUBMIT IS NOV 30 AT 5:00 PM. Seller will consider concession with acceptable offer. Charming, well-maintained home with good bones in the heart of Rhome! Enjoy quiet, small town living with easy access to all the amenities of a big city just a short drive away! This home has a large living room, generous dining room to seat at least 6, plus a kitchen overlooking the large backyard. You'll find plenty of storage in this home with extra closet space and built in linen closets in both bathrooms. The oversized utility room has a sink, cabinet, hanging rack and room for a freezer. Newer AC units, roof, and water heater all within the past few years. Nice carport added in 2020. Plenty of covered parking plus the garage will fit an extra long vehicle. Don't miss this one!

20. 2022-12-02
    historical Active Option Contract 813-char remark

    Show marketing remark (813 chars)

    MULTIPLE OFFERS RECEIVED. DEADLINE TO SUBMIT IS NOV 30 AT 5:00 PM. Seller will consider concession with acceptable offer. Charming, well-maintained home with good bones in the heart of Rhome! Enjoy quiet, small town living with easy access to all the amenities of a big city just a short drive away! This home has a large living room, generous dining room to seat at least 6, plus a kitchen overlooking the large backyard. You'll find plenty of storage in this home with extra closet space and built in linen closets in both bathrooms. The oversized utility room has a sink, cabinet, hanging rack and room for a freezer. Newer AC units, roof, and water heater all within the past few years. Nice carport added in 2020. Plenty of covered parking plus the garage will fit an extra long vehicle. Don't miss this one!

21. 2022-11-10
    listed $235,000 Active 813-char remark

    Show marketing remark (813 chars)

    MULTIPLE OFFERS RECEIVED. DEADLINE TO SUBMIT IS NOV 30 AT 5:00 PM. Seller will consider concession with acceptable offer. Charming, well-maintained home with good bones in the heart of Rhome! Enjoy quiet, small town living with easy access to all the amenities of a big city just a short drive away! This home has a large living room, generous dining room to seat at least 6, plus a kitchen overlooking the large backyard. You'll find plenty of storage in this home with extra closet space and built in linen closets in both bathrooms. The oversized utility room has a sink, cabinet, hanging rack and room for a freezer. Newer AC units, roof, and water heater all within the past few years. Nice carport added in 2020. Plenty of covered parking plus the garage will fit an extra long vehicle. Don't miss this one!

22. 2019-09-19
    soldstatus
23. 2002-09-09
    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: $5,023 · $419/mo
• Projected year-2 tax: $5,023 · $419/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 · 20 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: $23,760
• − Mortgage interest: −$14,004
• − Property taxes: −$5,023
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$7,273
• Taxable loss: −$7,591
• Est. tax savings @ 24.0%: +$1,822
• After-tax cash flow: $-1,413/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

+6.4% since first listed

8 events — show timeline

• 2026-05-27 Listed $250,000 NTREIS
• 2023-01-03 Sold (Public Records) — Public Records
• 2022-12-30 Sold (MLS) — NTREIS
• 2022-12-08 Pending — NTREIS
• 2022-12-02 Contingent — NTREIS
• 2022-11-10 Listed $235,000 NTREIS
• 2019-09-19 Sold (Public Records) — Public Records
• 2002-09-09 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $5,023 · +4.5% YoY. Source: county tax records.