199 Heien Ct · Briar, TX 76023

$210,000

5 bd · 3.0 ba · 1,920 sqft · SingleFamily public records · 13 Days on market

Built 2021 Good condition 1.00 ac lot ↓ 30% since listing

---

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).

• Cash flow +17.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Back on the market Buyer's financing fell through. Plenty of room to live and play in the countryside for everyone! Open floor plan with large living room, dining room and island kitchen. There are plentiful cabinets and workspace in the kitchen. Primary bedroom has large ensuite bath. On the other end of the house are 4 additional spacious bedrooms or office space and 2 full bathrooms. Located on l acre lot with covered deck, covered porch, storage shed and partial fencing. Room to build a shop, pool or raise animals. Close to major highways for easy commute to work, school, shopping or dining.

Key facts

• 1 acre lot
• Built 2021
• Listed 12 days

Property features AI

Finance

• Other: Property type: Residential (Manufactured Home); Lot size: approximately 1 acre; Horse permitted; Located in the Brighton Oaks subdivision, Wise County
• Financial info: Seller will not provide title policy or survey; buyer chooses title company; Listing accepts Cash, Conventional, FHA, USDA Loan, VA Loan; Property listed as Real Estate Owned
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking; Gravel parking
• Security: Smoke detector(s)
• Utilities: Co-op electric; Co-op water; Septic; Municipal Utility District participation
• Home design: Manufactured home (attached); One-story; Built in 2021; Smart home features available; Composition roof; Pillar/post/pier foundation
• Construction: Composition roof; Pillar/post/pier foundation; Built in 2021; Manufactured construction
• Exterior features: Covered deck; Covered porch(es); Storage shed(s); Partial backyard fencing; Grassed vegetation; Few trees; Acreage lot in a cul-de-sac; Utilities easement

Interior

• Kitchen: Dishwasher; Electric range; Built-in cabinets; Water line to refrigerator; Kitchen island
• Bedrooms: 5 bedrooms (all on the main level); Primary bedroom with ensuite bath and walk-in closet; Remaining bedrooms arranged as split bedrooms
• Flooring: Laminate flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Electric heating
• Interior features: Open floor plan with kitchen island; High-speed internet available; Walk-in closet(s); Window coverings
• Laundry & utility: Utility room with full-size washer/dryer area; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $177 ($2k/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 $204k (3.0% below list).
• Recommended offer: $204k (3.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 2.0% in Briar — 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 67/100 on livability (#574 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.
• Boyd ISD (rural): math 36% / reading 38% proficiency, ranked #462 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Boyd El (math 47% / reading 37%, grade F, #1,335 of 4,322 statewide, top 33%, 478 students, 57% FRL).
• Market conditions: 203 active listings in the ZIP; 460 units permitted in Wise County in 2024 (243 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.
• Wise County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 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 wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,762 (3.0% 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 F-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. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.6%
• Equity multiple: 0.61×
• Total profit: $-22,719
• Equity at exit: $31,312

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-5,166
• Equity at exit: $18,157

Cash invested: $58,800 (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 76023

• Home prices YoY: -3.6%
• Active inventory: 203
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,038 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$244 /mo · $2,924/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $177

Break-even live

Break-even rent $1,813

Max offer price $210,000

Occupancy floor 86%

Sensitivity live

Price	-10% $296	-5% $237	+0% $177	+5% $118	+10% $58
Rent	-10% $16	-5% $97	+0% $177	+5% $258	+10% $338
Rate	-1.0pp $283	-0.5pp $231	base $177	+0.5pp $123	+1.0pp $68

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $210,000 Active 13 DOM
2. 2026-06-18
   days on market $210,000 Active 10 DOM
3. 2026-06-17
   days on market $210,000 Active 9 DOM
4. 2026-06-16
   days on market $210,000 Active 8 DOM
5. 2026-06-15
   days on market $210,000 Active 7 DOM
6. 2026-06-13
   remarks 603-char remark
7. 2026-06-13
   statusdays on market $210,000 Active 5 DOM
8. 2026-05-14
   status Pending
9. 2026-05-09
   listed $210,000 Active
10. 2025-05-24
    listed $299,500 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: $2,924 · $244/mo
• Projected year-2 tax: $3,843 · $320/mo
• Expected delta: +$919/yr (+$77/mo · 31.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $24,451
• − Mortgage interest: −$11,763
• − Property taxes: −$2,924
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − Depreciation: −$6,109
• Taxable loss: −$1,307
• Est. tax savings @ 24.0%: +$314
• After-tax cash flow: $2,441/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

Good 75/100 Cosmetic rehab

This single-family home is in good condition with a good layout and curb appeal. It has a good resale and rental value and can be improved with minor updates.

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a home look more inviting and modern
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans can save on energy costs and improve comfort
• Both Install smart home devices — Smart home devices can increase home value and appeal to tech-savvy buyers
• Both Add outdoor lighting — Outdoor lighting can enhance curb appeal and safety
• Both Install a smart thermostat — A smart thermostat can save on energy costs and improve comfort

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can make a home look more inviting and modern ↑
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans can save on energy costs and improve comfort ↑
• Both Install smart home devices — Smart home devices can increase home value and appeal to tech-savvy buyers ↑
• Both Add outdoor lighting — Outdoor lighting can enhance curb appeal and safety ↑
• Both Install a smart thermostat — A smart thermostat can save on energy costs and improve comfort ↑

ⓘ 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: Boyd ISD
• NCES district ID: 4811010
• Math proficiency: 36% ▼ -3.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $51,462
• Composite: 32.14/100
• National rank: #5796
• State rank: #462 of 826 in TX

Livability — Briar

• Score: 67/100
• State rank: #574
• US rank: #10986

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

• Census place: Briar, TX
• Population (ZIP): 7,192

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Scotch-Irish 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% Russian/Polish/Slavic 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: ▼ -10.08%
• Current HPI: 268.5024
• 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

-29.9% since first listed

3 events — show timeline

• 2026-05-14 Pending — NTREIS
• 2026-05-09 Listed $210,000 NTREIS
• 2025-05-24 Listed $299,500 NTREIS