105 Pinehurst Dr · Boyd, TX 76023

$264,990

4 bd · 2.0 ba · 1,657 sqft · SingleFamily · 28 Days on market

Built 2026 Excellent condition 6,329 sqft lot $160/sqft · 9% below area Est $292k · 9% under $42/mo HOA · 2% 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 +11.7/15.0
• Cash flow +9.5/30.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• 1% rule +3.1/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New phase now selling! D.R. Horton America's Builder since 2002 is excited to serve as your home builder in the fabulous unique master planned community of Springhill South in Boyd. The single-story Austin Floorplan, Elevation A, with an estimated Summer completion, offers 4 bedrooms, 2 bathrooms, and a 2-car garage within a thoughtfully designed open-concept layout. The spacious family room flows seamlessly into the dining area and modern kitchen, creating an inviting central gathering space ideal for everyday living and entertaining. The kitchen showcases quartz countertops, 36” upper cabinets with hardware, stainless steel appliances, a gas range, stainless steel sink, a center island, and a walk-in pantry for added storage. The private primary suite features an en-suite bath with dual quartz vanities, a 5-foot oversized shower, and a walk-in closet located directly off the bathroom. Three secondary bedrooms share a full bathroom with a quartz vanity top, offering versatile space for family, guests, or a home office. Luxury vinyl plank flooring extends through the main living areas and wet zones for style and easy upkeep. This home includes the America's Smart Home Technology base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Community Pool, Cabana, mobility friendly walking paths, Park, basketball court.

Key facts

• 6,329 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $265k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (19.4% below list).
• Recommended offer: $214k (19.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#185 in TX, #4,775 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools 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.
• Market conditions: 201 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 28 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.

Recommended offer $213,683 (19.4% 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: 0.81% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 10.3

CMA / ARV

• ARV (median comp): $292,119
• List price: $264,990
• Delta: -9.29%
• 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
207 Greenhill Trl	0.19mi	4/2.0	1,602 (-3%)	2mo	$300,990	$188	84
250 Birch Forest Ln	0.03mi	4/2.0	1,818 (+10%)	0mo	$269,990	$149	82
172 Mojave Rd	0.11mi	3/2.0 (-1)	1,566 (-6%)	1mo	$269,990	$172	80
128 Birch Forest Ln	0.31mi	4/2.0	1,733 (+5%)	2mo	$295,000	$170	76
132 Lilywood Ln	0.19mi	3/2.0 (-1)	1,566 (-6%)	2mo	$259,990	$166	76
192 Greennhill Trl	0.19mi	4/2.0	1,838 (+11%)	1mo	$316,990	$172	72
120 Birch Forest Ln	0.33mi	4/2.0	1,779 (+7%)	1mo	$207,320	$117	71
215 Greenhill Trl	0.20mi	4/2.0	1,836 (+11%)	2mo	$309,990	$169	71
135 Mojave Rd	0.07mi	3/2.0 (-1)	1,442 (-13%)	1mo	$265,507	$184	69
128 Lilywood Ln	0.20mi	3/2.0 (-1)	1,440 (-13%)	1mo	$259,660	$180	63
136 Lilywood Ln	0.19mi	3/2.0 (-1)	1,442 (-13%)	2mo	$254,990	$177	63
500 Green Meadow Dr	0.51mi	3/2.0 (-1)	1,781 (+8%)	1mo	$380,000	$213	58

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: -21.3%
• Equity multiple: 0.26×
• Total profit: $-54,677
• Equity at exit: $39,511

10-year hold

• IRR: -14.8%
• Equity multiple: 0.16×
• Total profit: $-62,563
• Equity at exit: $22,911

Cash invested: $74,197 (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: 201
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,137 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$42
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-185

Break-even live

Break-even rent $2,371

Max offer price $238,193

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: $66,248
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 Gerber Ln Boyd, TX	3.0	2.0	1566	$2,100	$1.34	43d	1	0.11mi
139 Mojave RD Boyd, TX	3.0	2.0	1331	$1,975	$1.48	24d	1	0.14mi
105 Greengate Dr Boyd, TX	4.0	2.5	2084	$2,495	$1.20	10d	1	0.18mi
156 Birch St Boyd, TX	4.0	2.0	1587	$2,150	$1.35	1d	1	0.23mi
477 S Evans St Unit 300 Boyd, TX	3.0	2.5	1681	$1,800	$1.07	2d	1	0.79mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: gaspool

Listing history 3 events

1. 2026-05-13
   status Pending 1446-char remark

   Show marketing remark (1446 chars)

   New phase now selling! D.R. Horton America's Builder since 2002 is excited to serve as your home builder in the fabulous unique master planned community of Springhill South in Boyd. The single-story Austin Floorplan, Elevation A, with an estimated Summer completion, offers 4 bedrooms, 2 bathrooms, and a 2-car garage within a thoughtfully designed open-concept layout. The spacious family room flows seamlessly into the dining area and modern kitchen, creating an inviting central gathering space ideal for everyday living and entertaining. The kitchen showcases quartz countertops, 36” upper cabinets with hardware, stainless steel appliances, a gas range, stainless steel sink, a center island, and a walk-in pantry for added storage. The private primary suite features an en-suite bath with dual quartz vanities, a 5-foot oversized shower, and a walk-in closet located directly off the bathroom. Three secondary bedrooms share a full bathroom with a quartz vanity top, offering versatile space for family, guests, or a home office. Luxury vinyl plank flooring extends through the main living areas and wet zones for style and easy upkeep. This home includes the America's Smart Home Technology base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Community Pool, Cabana, mobility friendly walking paths, Park, basketball court.

2. 2026-04-17
   price $264,990 1446-char remark

   Show marketing remark (1446 chars)

   New phase now selling! D.R. Horton America's Builder since 2002 is excited to serve as your home builder in the fabulous unique master planned community of Springhill South in Boyd. The single-story Austin Floorplan, Elevation A, with an estimated Summer completion, offers 4 bedrooms, 2 bathrooms, and a 2-car garage within a thoughtfully designed open-concept layout. The spacious family room flows seamlessly into the dining area and modern kitchen, creating an inviting central gathering space ideal for everyday living and entertaining. The kitchen showcases quartz countertops, 36” upper cabinets with hardware, stainless steel appliances, a gas range, stainless steel sink, a center island, and a walk-in pantry for added storage. The private primary suite features an en-suite bath with dual quartz vanities, a 5-foot oversized shower, and a walk-in closet located directly off the bathroom. Three secondary bedrooms share a full bathroom with a quartz vanity top, offering versatile space for family, guests, or a home office. Luxury vinyl plank flooring extends through the main living areas and wet zones for style and easy upkeep. This home includes the America's Smart Home Technology base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Community Pool, Cabana, mobility friendly walking paths, Park, basketball court.

3. 2026-04-15
   listed $259,990 Active 1446-char remark

   Show marketing remark (1446 chars)

   New phase now selling! D.R. Horton America's Builder since 2002 is excited to serve as your home builder in the fabulous unique master planned community of Springhill South in Boyd. The single-story Austin Floorplan, Elevation A, with an estimated Summer completion, offers 4 bedrooms, 2 bathrooms, and a 2-car garage within a thoughtfully designed open-concept layout. The spacious family room flows seamlessly into the dining area and modern kitchen, creating an inviting central gathering space ideal for everyday living and entertaining. The kitchen showcases quartz countertops, 36” upper cabinets with hardware, stainless steel appliances, a gas range, stainless steel sink, a center island, and a walk-in pantry for added storage. The private primary suite features an en-suite bath with dual quartz vanities, a 5-foot oversized shower, and a walk-in closet located directly off the bathroom. Three secondary bedrooms share a full bathroom with a quartz vanity top, offering versatile space for family, guests, or a home office. Luxury vinyl plank flooring extends through the main living areas and wet zones for style and easy upkeep. This home includes the America's Smart Home Technology base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Community Pool, Cabana, mobility friendly walking paths, Park, basketball court.

ⓘ 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: $25,642
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − HOA: −$504
• − Depreciation: −$7,709
• Taxable loss: −$6,817
• Est. tax savings @ 24.0%: +$1,636
• After-tax cash flow: $-586/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 · 7 photos

Excellent 95/100 None rehab

This single-family home in Springhill South, Boyd TX, is in excellent condition with no visible repairs needed. The well-maintained exterior, landscaping, and open-concept floor plan make it an attractive option for both resale and rental.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and property value
• Both Playground maintenance — Improves community value and attracts families

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and property value ↑
• Both Playground maintenance — Improves community value and attracts families ↑

ⓘ 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 — Boyd

• Score: 74/100
• State rank: #185
• US rank: #4775

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+1.9% since first listed

3 events — show timeline

• 2026-05-13 Pending — NTREIS
• 2026-04-17 Price Changed $264,990 NTREIS
• 2026-04-15 Listed $259,990 NTREIS