122 Presidents Way · Venus, TX 76084

$319,999

3 bd · 2.0 ba · 2,592 sqft · SingleFamily public records · 9 Days on market

Built 2018 Average condition 0.25 ac lot Est $394k · 19% under $31/mo HOA · 1% of rent ↓ 9% since listing

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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 +15.0/15.0
• Appreciation +8.7/10.0
• Cash flow +7.5/30.0
• Schools +4.8/10.0
• Livability +3.5/5.0
• Rent growth +3.1/5.0
• Condition / age +2.8/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0

Listing remarks

Spacious 5-Bedroom Home on a Quarter-Acre Corner Lot! Don’t miss this incredible opportunity in the fast-growing city of Venus, TX! This beautiful 5-bedroom, 2.5-bath home sits on an extra large corner lot—on a quarter of an acre—offering plenty of space both inside and out. Located just minutes from Highway 67, you’ll enjoy easy access to nearby shopping, schools, and commuting routes. Highlights Include: Open-concept living spaces Generous backyard—perfect for entertaining or relaxing Solar panels included and will be paid off at closing—a huge value and energy saver! Kitchen and living room recently painted to white. Schedule your private tour t

Key facts

• Generous backyard
• 0.25 acre lot
• 2 garage spots

Tags

• QUARTER ACRE CORNER LOT
• EASY ACCESS TO SHOPPING
• OPEN CONCEPT LIVING SPACES
• GENEROUS BACKYARD
• SOLAR PANELS INCLUDED

Property features AI

Finance

• Other: Possession in 30–60 days; Listing is for sale
• Financial info: Acceptable financing: Cash, Conventional, FHA
• HOA & community: Mandatory HOA (Patriot Estates); Annual association fee of $367; HOA covers grounds maintenance and management fees; HOA management company: Patriot Estates

Exterior

• Parking: Garage; Detached 2-car garage
• Security: Audio and video surveillance present
• Utilities: City water; City sewer; Electricity available; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Not attached to another property
• Construction: Built in 2018
• Exterior features: Acreage lot; approximately 0.25 acre; Subdivision: Patriot Estates Ph 6a; Directions: Use GPS

Interior

• Kitchen: Microwave
• Bedrooms: Five bedrooms (two primary bedrooms located on level 1; three additional bedrooms on level 2)
• Bathrooms: Two full bathrooms; One half bathroom
• Interior features: High-speed internet available; Walk-in closets; Three or more levels; One living area; One dining area; Total of 10 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-396 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (28.3% below list).
• Recommended offer: $229k (28.3% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.0% in Venus — 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 70/100 on livability (#356 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Midlothian ISD (suburban): math 53% / reading 52% proficiency, ranked #94 of 826 in TX (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: T E Baxter El (math 49% / reading 48%, grade D, #950 of 4,322 statewide, top 22%, 600 students, 37% FRL) — zoned schools average 37% FRL vs 22% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.4%/yr); 426 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,016 units permitted in Ellis County in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $23k appreciation (7.3% local appreciation)).
• Ellis County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,362 (28.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.30%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $393,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
157 Washington Way	0.18mi	4/2.5 (+1)	2,572 (-1%)	10mo	$298,500	$116	75
141 Jefferson Dr	0.25mi	3/3.5	2,564 (-1%)	10mo	$299,000	$117	72
153 Jefferson Dr	0.20mi	3/2.5	2,228 (-14%)	0mo	$289,500	$130	65
158 Jefferson Dr	0.17mi	3/2.5	2,963 (+14%)	9mo	$259,900	$88	59
137 Jefferson Dr	0.27mi	3/2.5	2,228 (-14%)	6mo	$288,000	$129	57
211 Liberty Ln	0.18mi	4/2.5 (+1)	2,209 (-15%)	8mo	$300,000	$136	53
108 Patrick Henry Dr	0.69mi	4/2.5 (+1)	2,369 (-9%)	8mo	$374,990	$158	40
116 John Laurens Dr	0.71mi	4/2.5 (+1)	2,369 (-9%)	6mo	$374,990	$158	40
113 John Laurens Dr	0.70mi	4/2.5 (+1)	2,369 (-9%)	7mo	$369,990	$156	40
102 Patrick Henry Dr	0.71mi	4/2.5 (+1)	2,369 (-9%)	10mo	$369,990	$156	37
108 John Laurens Dr	0.74mi	4/2.5 (+1)	2,369 (-9%)	11mo	$359,990	$152	35
216 Ozro Rd	0.72mi	4/3.5 (+1)	2,973 (+15%)	9mo	$775,000	$261	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.32% appreciation · 2.39% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 2.02×
• Total profit: $91,512
• Equity at exit: $228,486

10-year hold

• IRR: 14.1%
• Equity multiple: 4.14×
• Total profit: $281,574
• Equity at exit: $440,260

Cash invested: $89,600 (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 76084

• Home prices YoY: 2.1%
• Rents YoY: 2.4%
• Active inventory: 426
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,294 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$365 /mo · $4,381/yr
• Insurance: −$133
• HOA: −$31
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-396

Break-even live

Break-even rent $2,794

Max offer price $250,122

Occupancy floor —

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
640-644 Wheatfield DR Venus, TX	4.0	2.0	1926	$2,100	$1.09	1d	1	0.28mi
720 Blackland Dr Venus, TX	4.0	2.5	1926	$2,200	$1.14	7d	1	0.39mi
208 Julian Davis Dr Venus, TX	4.0	2.0	1784	$2,330	$1.31	12d	1	0.41mi
214 Julian Davis Dr Venus, TX	4.0	2.0	1784	$2,355	$1.32	44d	1	0.41mi
101 Hancock St Venus, TX	3.0	2.5	1773	$1,929	$1.09	1d	1	0.43mi
201 John Laurens Dr Venus, TX	3.0–5.0	2.0–2.5	1975	$2,250	$1.14	1d	1	0.64mi
428 Condie Russell Ave Venus, TX	4.0	2.0	1784	$2,150	$1.21	24d	1	0.68mi
325 Condie Russell Ave Venus, TX	4.0	2.5	2189	$2,325	$1.06	13d	1	0.70mi
313 Patton Ln Venus, TX	4.0	2.0	1784	$2,355	$1.32	7d	1	0.88mi
315 Patton Ln Venus, TX	4.0	2.5	2173	$2,515	$1.16	3d	1	0.89mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 7 events

1. 2026-06-18
   days on market $319,999 Active 9 DOM
2. 2026-06-17
   days on market $319,999 Active 8 DOM
3. 2026-06-16
   days on market $319,999 Active 7 DOM
4. 2026-06-15
   days on market $319,999 Active 6 DOM
5. 2026-06-13
   days on market $319,999 Active 4 DOM
6. 2026-06-10
   remarks 663-char remark
7. 2026-06-10
   listed $319,999 Active 1 DOM

ⓘ 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: $4,381 · $365/mo
• Projected year-2 tax: $5,856 · $488/mo
• Expected delta: +$1,475/yr (+$123/mo · 33.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,523
• − Mortgage interest: −$17,925
• − Property taxes: −$4,381
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,202
• − Management: −$2,202
• − HOA: −$372
• − Depreciation: −$9,309
• Taxable loss: −$10,467
• Est. tax savings @ 24.0%: +$2,512
• After-tax cash flow: $-2,235/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This 5-bedroom home on a quarter-acre lot in Venus, TX, is in average condition with cosmetic updates needed. The home has a good roof and exterior, but the interior walls and cabinets show minor wear. Painting and tidying up the kitchen and bathrooms would significantly increase its value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom cabinets — slight wear

Value-add opportunities

• Both paint kitchen and dining walls — updates the look and feel of the home
• Both tidy kitchen and bathrooms — improves functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom cabinets · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint kitchen and dining walls — updates the look and feel of the home ↑
• Both tidy kitchen and bathrooms — improves functionality and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Midlothian ISD
• NCES district ID: 4830600
• Math proficiency: 53% ▼ -7.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $85,068
• Composite: 48.22/100
• National rank: #2165
• State rank: #94 of 826 in TX

Livability — Venus

• Score: 70/100
• State rank: #356
• US rank: #7724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Venus, TX
• County: Johnson County · 147,987 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 14,097
• Household income: $102,115
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 70.0

Population outlook (Ellis County) Hauer SSP2

• Today (2025): 194,556 people
• By 2030: 209,679 · +7.8%
• By 2040: 238,837 · +22.8%
• By 2050: 265,451 · +36.4%
• By 2075: 326,571 · +67.9%
• By 2100: 362,156 · +86.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 30% Two or more races 24% Black 11% Asian 1%
• Hispanic origin (detail): Mexican 25% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 78% English-only · Spanish 18% Arabic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Ellis

• 2024 margin: Solid R (+31.1) · D 34.0% · R 65.1%
• 2008→2024 swing: +11.2pp toward D · 2008: -42.2pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+34.1 2016: R+45.4 2012: R+47.5 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.32%
• Current HPI: 355.74
• Rent YoY: ▲ 2.39%
• 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

-8.6% since first listed

4 events — show timeline

• 2026-06-09 Listed $319,999 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-09-23 Price Changed $339,999 NTREIS
• 2025-07-15 Listed $350,000 NTREIS

Property tax history

+19.8%/yr

Latest (2025): $4,381 · +11.1% YoY. Source: county tax records.