413 Harvest Lake Dr · Snook, TX 77878

$270,900

3 bd · 2.0 ba · 1,349 sqft · SingleFamily · 16 Days on market

Built 2026 8,524 sqft lot $201/sqft · at area comps Est $275k · at est. $65/mo HOA · 3% of rent

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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 +8.1/15.0
• Cash flow +8.0/30.0
• Appreciation +5.2/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks MLS

Some images shown may be from a previously built Stylecraft home of similar design. Actual options, colors, and selections may vary. Contact us for details! This charming 3 bedroom, 2 bath home is spacious with a versatile design! Featuring a foyer and galley way entrance, this home feels elegant and special immediately upon your entrance. Some of our favorite things about this floor plan are its large primary bedroom, which includes a massive closet, and enough space for a sitting area in front of the window beaming with natural light. This home is great for entertaining, with so much counter space and its separate formal dining room that flows seamlessly into the kitchen. Additional options included: Stainless steel appliances, a decorative tile backsplash, upgraded Level 2 granite countertops, the kitchen is prewired for pendant lighting, and a dual primary bathroom vanity

Key facts

• 8,524 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $271k.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (22.5% below list).
• Recommended offer: $210k (22.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#700 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools C-, amenities F, commute F.
• Snook ISD (rural): math 50% / reading 34% proficiency, ranked #334 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 75 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 44 units permitted in Burleson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($267k) is reasonable based on typical stale-listing flexibility.

Recommended offer $210,000 (22.5% 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. 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: 0.78% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.40%
• DSCR: 0.80
• GRM: 10.8

CMA / ARV

• ARV (median comp): $274,701
• List price: $270,900
• Delta: -1.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
533 Harvest Lake Dr	0.13mi	3/2.5	1,415 (+5%)	1mo	$244,045	$172	83
306 Harvest Lake Dr	0.10mi	3/2.0	1,447 (+7%)	2mo	$269,900	$187	82
148 Rustic Trce	0.43mi	3/2.0	1,330 (-1%)	10mo	$260,000	$195	69
281 Harvest Lake Dr	0.14mi	3/2.0	1,447 (+7%)	15mo	$269,900	$187	69
486 Harvest Lake Dr	0.09mi	3/2.0	1,498 (+11%)	11mo	$279,900	$187	68
221 Brazos Bnd	0.24mi	3/2.0	1,504 (+12%)	2mo	$272,500	$181	68
510 Harvest Lake Dr	0.11mi	3/2.0	1,498 (+11%)	11mo	$279,900	$187	67
305 Harvest Lake Dr	0.11mi	3/2.0	1,517 (+12%)	12mo	$279,900	$185	64
125 Turnrow Cv	0.25mi	3/2.0	1,539 (+14%)	2mo	$289,800	$188	64
172 Pleasant Path	0.36mi	3/2.0	1,520 (+13%)	2mo	$262,000	$172	60
124 Turnrow Cv	0.26mi	3/2.0	1,539 (+14%)	6mo	$289,800	$188	59
101 Windmill Rd	0.47mi	3/2.0	1,530 (+13%)	13mo	$279,900	$183	45

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

Projected returns pro-forma

0.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.74×
• Total profit: $-19,629
• Equity at exit: $84,978

10-year hold

• IRR: 0.3%
• Equity multiple: 1.04×
• Total profit: $2,772
• Equity at exit: $107,336

Cash invested: $75,852 (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 77878

• Home prices YoY: 0.5%
• Active inventory: 75
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,421
• Tax est. 1.5%: −$339 /mo · $4,064/yr
• Insurance: −$113
• HOA: −$65
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-278

Break-even live

Break-even rent $2,452

Max offer price $230,654

Occupancy floor —

Sensitivity live

Price	-10% $-91	-5% $-185	+0% $-278	+5% $-372	+10% $-465
Rent	-10% $-444	-5% $-361	+0% $-278	+5% $-195	+10% $-112
Rate	-1.0pp $-142	-0.5pp $-209	base $-278	+0.5pp $-348	+1.0pp $-420

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: $67,725
• Closing costs: $8,127
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
148 Turnrow Cv Snook, TX	3.0	2.0	1790	$2,100	$1.17	21d	1	0.30mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 16 events

1. 2026-06-18
   days on market $270,900 Active 16 DOM
2. 2026-06-17
   days on market $270,900 Active 15 DOM
3. 2026-06-16
   days on market $270,900 Active 14 DOM
4. 2026-06-15
   days on market $270,900 Active 13 DOM
5. 2026-06-14
   days on market $270,900 Active 11 DOM
6. 2026-06-13
   days on market $270,900 Active 10 DOM
7. 2026-06-10
   days on market $270,900 Active 8 DOM
8. 2026-06-09
   days on market $270,900 Active 7 DOM
9. 2026-06-08
   days on market $270,900 Active 6 DOM
10. 2026-06-07
    days on market $270,900 Active 5 DOM
11. 2026-06-03
    days on marketlisting id $270,900 Active 1 DOM
12. 2026-06-02
    days on market $270,900 Active 115 DOM
13. 2026-06-01
    days on market $270,900 Active 114 DOM
14. 2026-05-31
    days on market $270,900 Active 113 DOM
15. 2026-05-30
    days on market $270,900 Active 112 DOM
16. 2026-02-07
    listed $270,900 Active 888-char remark

    Show marketing remark (888 chars)

    Some images shown may be from a previously built Stylecraft home of similar design. Actual options, colors, and selections may vary. Contact us for details! This charming 3 bedroom, 2 bath home is spacious with a versatile design! Featuring a foyer and galley way entrance, this home feels elegant and special immediately upon your entrance. Some of our favorite things about this floor plan are its large primary bedroom, which includes a massive closet, and enough space for a sitting area in front of the window beaming with natural light. This home is great for entertaining, with so much counter space and its separate formal dining room that flows seamlessly into the kitchen. Additional options included: Stainless steel appliances, a decorative tile backsplash, upgraded Level 2 granite countertops, the kitchen is prewired for pendant lighting, and a dual primary bathroom vanity

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,200
• − Mortgage interest: −$15,175
• − Property taxes: −$4,064
• − Insurance: −$1,354
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$780
• − Depreciation: −$7,881
• Taxable loss: −$8,085
• Est. tax savings @ 24.0%: +$1,940
• After-tax cash flow: $-1,397/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: Snook ISD
• NCES district ID: 4840620
• Math proficiency: 50% ▲ 8.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $47,667
• Composite: 36.0/100
• National rank: #4788
• State rank: #334 of 826 in TX

Livability — Snook

• Score: 65/100
• State rank: #700
• US rank: #13044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Snook, TX
• Population (ZIP): 706

Population outlook (Burleson County) Hauer SSP2

• Today (2025): 18,066 people
• By 2030: 18,174 · +0.6%
• By 2040: 18,198 · +0.7%
• By 2050: 18,110 · +0.2%
• By 2075: 18,166 · +0.6%
• By 2100: 16,949 · -6.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (50%)
• Race & ethnicity: White 50% Hispanic / Latino 46% Two or more races 24% Native American 4% Black 3%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Lithuanian 3%
• Foreign-born: 14% · Canada
• Languages at home: 68% English-only · Spanish 32%

Political lean MEDSL · Burleson

• 2024 margin: Solid R (+62.8) · D 18.2% · R 81.0%
• 2008→2024 swing: -25.4pp toward R · 2008: -37.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+57.6 2016: R+55.1 2012: R+46.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.46%
• Current HPI: 89.5004
• 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

1 event — show timeline

• 2026-02-07 Listed $270,900 Zillow