129 Hunter Ridge Ln · Springtown, TX 76082

$250,000

3 bd · 2.0 ba · 1,524 sqft · SingleFamily · 27 Days on market

Built 1996 1.50 ac lot Est $325k · 23% under

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Why this score? — see what drove the C 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.0/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in a peaceful neighborhood, this charming home offers a serene retreat, while remaining conveniently close to local amenities and just a short drive from Fort Worth. Situated on 1.5 acres of land, the property provides ample space for outdoor activities, workshops, or potential future projects. Inside, the open floor plan connects the living, dining, and kitchen areas, fostering a welcoming environment for both daily life and entertaining. The spacious kitchen, complete with a bar counter, kitchen island, and abundant cabinetry, blends style and functionality. The family room, featuring a cozy fireplace, serves as an inviting space to unwind. The primary suite offers generous storag

Key facts

• Open floor plan
• Large sunroom
• Real hardwood floors

Tags

• 1.5 ACRES OF LAND
• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• PRIVATE ENSUITE BATH
• LARGE SUNROOM
• REAL HARDWOOD FLOORS

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 $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (9.7% below list).
• Recommended offer: $226k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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 27 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,696 (9.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $324,612
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Myers Dr	0.52mi	3/2.0	1,514 (-1%)	0mo	$302,500	$200	74
189 Altom Rd	0.48mi	3/2.0	1,512 (-1%)	3mo	$322,500	$213	74
1008 Bradshaw Ct	0.73mi	3/2.0	1,514 (-1%)	2mo	$302,500	$200	63
1016 Bradshaw Ct	0.73mi	3/2.0	1,514 (-1%)	4mo	$322,500	$213	62
1009 Bradshaw Ct	0.70mi	3/2.0	1,425 (-6%)	4mo	$305,000	$214	53
1013 Bradshaw Ct	0.69mi	3/2.0	1,400 (-8%)	4mo	$280,000	$200	51
205 Altom Rd	0.52mi	3/2.0	1,311 (-14%)	3mo	$282,500	$215	50
209 Altom Rd	0.55mi	3/2.0	1,311 (-14%)	1mo	$262,500	$200	50
3008 Angus Ct	0.69mi	3/2.0	1,311 (-14%)	1mo	$299,500	$228	44
1008 Hereford Dr	0.71mi	3/2.0	1,311 (-14%)	1mo	$315,000	$240	43
1005 Bradshaw Ct	0.70mi	3/2.0	1,311 (-14%)	6mo	$262,500	$200	39
1004 Bradshaw Ct	0.74mi	3/2.0	1,311 (-14%)	6mo	$282,500	$215	37

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-22,779
• Equity at exit: $37,276

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,708
• Equity at exit: $21,615

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 76082

• Home prices YoY: -21.5%
• Active inventory: 519
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,257 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$88 /mo · $1,053/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $280

Break-even live

Break-even rent $1,902

Max offer price $250,000

Occupancy floor 83%

Sensitivity live

Price	-10% $422	-5% $351	+0% $280	+5% $209	+10% $139
Rent	-10% $102	-5% $191	+0% $280	+5% $369	+10% $458
Rate	-1.0pp $406	-0.5pp $344	base $280	+0.5pp $215	+1.0pp $149

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
340 Lynch Bend Rd Springtown, TX	3.0	2.0	1650	$2,100	$1.27	1d	1	1.21mi
821 E Highway 199 Springtown, TX	3.0	2.0	2205	$2,600	$1.18	44d	1	1.37mi

Listing history 4 events

1. 2026-04-15
   status Pending
2. 2026-03-25
   historical Active Option Contract
3. 2026-03-13
   listed $250,000 Active
4. 1996-08-28
   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: $1,053 · $88/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$3,522/yr (+$293/mo · 334.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,084
• − Mortgage interest: −$14,004
• − Property taxes: −$1,053
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − Depreciation: −$7,273
• Taxable loss: −$830
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $3,560/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

• 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

• 2026-04-15 Pending — NTREIS
• 2026-03-25 Contingent — NTREIS
• 2026-03-13 Listed $250,000 NTREIS
• 1996-08-28 Sold (Public Records) — Public Records

Property tax history

-2.1%/yr

Latest (2025): $1,053 · +14.0% YoY. Source: county tax records.