376 Love Ln · Moody, TX 76557

$215,000

4 bd · 3.0 ba · 2,128 sqft · SingleFamily public records · 3 Days on market

Built 1997 9.04 ac lot $101/sqft · 79% below area

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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).

• Cash flow +9.7/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Schools +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 9.04 acre lot
• 2 parking spots
• Built 1997

Property features AI

Finance

• Other: Approximately 9.04 acres; Will not subdivide; Parcel number 380887000008043; Possession in 30-60 days
• Financial info: Treat as clear loan type; No second mortgage; Listing terms: Cash or Conventional; For sale
• HOA & community: No association

Exterior

• Parking: Detached carport; 2 covered spaces; 2 carport spaces; Unpaved parking
• Utilities: Aerobic septic; Not in a municipal utility district
• Home design: Residential mobile home; Single-story; Accessible approach with ramp; Not attached to another property; Subdivision: Watson W H
• Construction: Built in 1997
• Exterior features: Barbed wire fencing; Acreage lot

Interior

• Kitchen: No appliances included
• Bedrooms: Primary bedroom on main level; Total of 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Wet bar; One living area; One dining area; Living room with fireplace
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-140 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (20.2% below list).
• Recommended offer: $171k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.1% in Moody — 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 64/100 on livability (#758 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment C-, amenities F, commute F.
• Moody ISD (rural): math 29% / reading 38% proficiency, ranked #541 of 826 in TX (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Moody El (math 27% / reading 42%, grade F, #1,995 of 4,322 statewide, top 50%, 256 students, 67% FRL); Moody Middle (math 27% / reading 34%, grade F, #1,036 of 1,662 statewide, top 63%, 194 students, 64% FRL); Moody H S (math 44% / reading 54%, grade D, #509 of 1,632 statewide, top 34%, 220 students, 58% FRL).
• Market conditions: 137 active listings in the ZIP; 1,014 units permitted in McLennan County in 2024 (200 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.
• McLennan County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,491 (20.2% 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. 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: 0.80% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.79%
• DSCR: 0.88
• GRM: 10.4

CMA / ARV

• ARV (median comp): $1,349,971
• List price: $215,000
• Delta: -84.07%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.9%
• Equity multiple: 0.27×
• Total profit: $-43,715
• Equity at exit: $32,057

10-year hold

• IRR: -14.3%
• Equity multiple: 0.18×
• Total profit: $-49,408
• Equity at exit: $18,589

Cash invested: $60,200 (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 76557

• Home prices YoY: -8.2%
• Active inventory: 137
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,715 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$278 /mo · $3,331/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-140

Break-even live

Break-even rent $1,892

Max offer price $190,296

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-79	+0% $-140	+5% $-201	+10% $-262
Rent	-10% $-275	-5% $-208	+0% $-140	+5% $-72	+10% $-4
Rate	-1.0pp $-32	-0.5pp $-85	base $-140	+0.5pp $-196	+1.0pp $-252

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-06
   status Pending
2. 2026-05-03
   listed $215,000 Active

ⓘ 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: $3,331 · $278/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: +$604/yr (+$50/mo · 18.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,579
• − Mortgage interest: −$12,043
• − Property taxes: −$3,331
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$6,255
• Taxable loss: −$5,417
• Est. tax savings @ 24.0%: +$1,300
• After-tax cash flow: $-378/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: Moody ISD
• NCES district ID: 4831290
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 38% ▲ 3.00%
• Median HH income: $48,403
• Composite: 28.92/100
• National rank: #6633
• State rank: #541 of 826 in TX

Livability — Moody

• Score: 64/100
• State rank: #758
• US rank: #13909

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,341

Population outlook (McLennan County) Hauer SSP2

• Today (2025): 264,191 people
• By 2030: 273,578 · +3.6%
• By 2040: 291,506 · +10.3%
• By 2050: 308,044 · +16.6%
• By 2075: 349,648 · +32.3%
• By 2100: 364,779 · +38.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 17% Two or more races 10% Black 3% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Portuguese 3% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% Arabic 1% Other Asian/Pacific 1%

Political lean MEDSL · McLennan

• 2024 margin: Solid R (+30.9) · D 34.0% · R 64.9% · Other 1.0%
• 2008→2024 swing: -7.0pp toward R · 2008: -23.9pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+23.4 2016: R+27.1 2012: R+29.8 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.26%
• Current HPI: 238.6919
• 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

3 events — show timeline

• 2026-06-12 Sold (MLS) — NTREIS
• 2026-05-06 Pending — NTREIS
• 2026-05-03 Listed $215,000 NTREIS

Property tax history

-3.8%/yr

Latest (2025): $3,331 · -3.8% YoY. Source: county tax records.