473 Harvest Lake Dr · Snook, TX 77878

$268,465

4 bd · 2.0 ba · 1,796 sqft · SingleFamily · 6 Days on market

Built 2026 8,720 sqft lot $65/mo HOA · 3% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.4/30.0
• Appreciation +5.2/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.7/10.0

Listing remarks MLS

Step into the incredible Texas Cali floorplan at Grand Lake in Snook, Texas. This 4 bedroom, 2-bathroom has a spacious 1,796 approximate square footage. Entertain in the large, open space living room or gather in the beautifully designed kitchen. The kitchen features shaker-style cabinetry, granite or quartz countertops, and stainless-steel appliances. Or enjoy nature from under the backyard covered patio. You’ll also find three cozy carpeted secondary bedrooms with easy access to the secondary bathroom. The laundry room is also centrally located for convenience. Retreat to the luxurious primary bedroom, where you’ll find the attached primary bathroom with its double vanity and walk-in closet. The Texas Cali floorplan was designed with you in mind with plenty of space to move around.

Key facts

• 8,720 sq ft lot
• 2 garage spots
• Built 2026

Tags

• SHAKER-STYLE CABINETRY
• GRANITE OR QUARTZ COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• BACKYARD COVERED PATIO
• CENTRALLY LOCATED LAUNDRY ROOM
• ATTACHED PRIMARY BATHROOM

Property features AI

Finance

• Other: Living area reported as 1,796 (living area figure provided)
• Financial info: Lease not considered
• HOA & community: Member of Grand Lake of Snook HOA; Annual association fee of $780 covering common areas

Exterior

• Parking: Attached garage with 2 parking spaces
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Single-story entry (all primary living spaces on the first floor)
• Construction: Built by D.R. Horton; 2026 construction; Slab foundation; Composition roof
• Exterior features: Subdivision lot

Interior

• Kitchen: ENERGY STAR qualified appliances
• Bedrooms: Five bedrooms (all on the first floor, including a primary bedroom)
• Flooring: No flooring details provided
• Bathrooms: Two full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Programmable thermostat; ENERGY STAR qualified appliances
• Laundry & utility: No laundry details provided

🏗️ New construction. The $268,465 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $308,912.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $268k.

Deal economics

• At list price, monthly cash flow is $-541 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (21.8% below list).
• Recommended offer: $210k (21.8% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Snook Secondary (math 47% / reading 27%, grade F, #897 of 1,632 statewide, top 57%, 295 students, 68% FRL).
• 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 $4k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 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.

Recommended offer $210,000 (21.8% 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: 0.68% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.50%
• DSCR: 0.67
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $308,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
473 Harvest Lake Dr	0.00mi	4/2.0	1,796 (0%)	1mo	$268,465	$149	100
509 Harvest Lake Dr	0.04mi	4/2.0	1,796 (0%)	0mo	$271,695	$151	98
424 Brazos Bnd	0.08mi	3/2.0 (-1)	1,747 (-3%)	4mo	$299,900	$172	84
498 Harvest Lake Dr	0.03mi	4/2.0	1,680 (-6%)	7mo	$309,900	$184	82
304 Brazos Bnd	0.18mi	4/2.0	1,691 (-6%)	7mo	$289,900	$171	76
201 Orchard Cv	0.23mi	3/2.0 (-1)	1,904 (+6%)	1mo	$297,000	$156	74
521 Harvest Lake Dr	0.05mi	3/2.0 (-1)	1,575 (-12%)	1mo	$255,045	$162	72
213 Orchard Cv	0.24mi	4/2.0	2,014 (+12%)	1mo	$297,000	$147	68
244 Brazos Bnd	0.25mi	3/2.0 (-1)	1,624 (-10%)	0mo	$284,900	$175	67
125 Turnrow Cv	0.31mi	3/2.0 (-1)	1,539 (-14%)	2mo	$289,800	$188	55
124 Turnrow Cv	0.32mi	3/2.0 (-1)	1,539 (-14%)	6mo	$289,800	$188	51
101 Court Side	0.51mi	4/2.5	2,046 (+14%)	5mo	$495,000	$242	47

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: -8.8%
• Equity multiple: 0.58×
• Total profit: $-36,639
• Equity at exit: $96,902

10-year hold

• IRR: -2.8%
• Equity multiple: 0.68×
• Total profit: $-27,636
• Equity at exit: $122,397

Cash invested: $86,495 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,620
• Tax est. 1.5%: −$386 /mo · $4,634/yr
• Insurance: −$129
• HOA: −$65
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-541

Break-even live

Break-even rent $2,785

Max offer price $230,654

Occupancy floor —

Sensitivity live

Price	-10% $-327	-5% $-434	+0% $-541	+5% $-648	+10% $-754
Rent	-10% $-707	-5% $-624	+0% $-541	+5% $-458	+10% $-375
Rate	-1.0pp $-385	-0.5pp $-462	base $-541	+0.5pp $-621	+1.0pp $-702

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: $77,228
• Closing costs: $9,267
• 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	0.32mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 4 events

1. 2026-04-30
   status Pending 806-char remark

   Show marketing remark (806 chars)

   Step into the incredible Texas Cali floorplan at Grand Lake in Snook, Texas. This 4 bedroom, 2-bathroom has a spacious 1,796 approximate square footage. Entertain in the large, open space living room or gather in the beautifully designed kitchen. The kitchen features shaker-style cabinetry, granite or quartz countertops, and stainless-steel appliances. Or enjoy nature from under the backyard covered patio. You’ll also find three cozy carpeted secondary bedrooms with easy access to the secondary bathroom. The laundry room is also centrally located for convenience. Retreat to the luxurious primary bedroom, where you’ll find the attached primary bathroom with its double vanity and walk-in closet. The Texas Cali floorplan was designed with you in mind with plenty of space to move around.

2. 2026-04-30
   status Pending

   Show marketing remark (806 chars)

   Step into the incredible Texas Cali floorplan at Grand Lake in Snook, Texas. This 4 bedroom, 2-bathroom has a spacious 1,796 approximate square footage. Entertain in the large, open space living room or gather in the beautifully designed kitchen. The kitchen features shaker-style cabinetry, granite or quartz countertops, and stainless-steel appliances. Or enjoy nature from under the backyard covered patio. You’ll also find three cozy carpeted secondary bedrooms with easy access to the secondary bathroom. The laundry room is also centrally located for convenience. Retreat to the luxurious primary bedroom, where you’ll find the attached primary bathroom with its double vanity and walk-in closet. The Texas Cali floorplan was designed with you in mind with plenty of space to move around.

3. 2026-04-24
   listed $268,465 Active 806-char remark

   Show marketing remark (806 chars)

   Step into the incredible Texas Cali floorplan at Grand Lake in Snook, Texas. This 4 bedroom, 2-bathroom has a spacious 1,796 approximate square footage. Entertain in the large, open space living room or gather in the beautifully designed kitchen. The kitchen features shaker-style cabinetry, granite or quartz countertops, and stainless-steel appliances. Or enjoy nature from under the backyard covered patio. You’ll also find three cozy carpeted secondary bedrooms with easy access to the secondary bathroom. The laundry room is also centrally located for convenience. Retreat to the luxurious primary bedroom, where you’ll find the attached primary bathroom with its double vanity and walk-in closet. The Texas Cali floorplan was designed with you in mind with plenty of space to move around.

4. 2026-04-24
   listed $268,465 Active

   Show marketing remark (806 chars)

   Step into the incredible Texas Cali floorplan at Grand Lake in Snook, Texas. This 4 bedroom, 2-bathroom has a spacious 1,796 approximate square footage. Entertain in the large, open space living room or gather in the beautifully designed kitchen. The kitchen features shaker-style cabinetry, granite or quartz countertops, and stainless-steel appliances. Or enjoy nature from under the backyard covered patio. You’ll also find three cozy carpeted secondary bedrooms with easy access to the secondary bathroom. The laundry room is also centrally located for convenience. Retreat to the luxurious primary bedroom, where you’ll find the attached primary bathroom with its double vanity and walk-in closet. The Texas Cali floorplan was designed with you in mind with plenty of space to move around.

ⓘ 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: −$17,304
• − Property taxes: −$4,634
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$780
• − Depreciation: −$8,987
• Taxable loss: −$12,081
• Est. tax savings @ 24.0%: +$2,899
• After-tax cash flow: $-3,591/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

+0.0% since first listed

4 events — show timeline

• 2026-04-30 Pending — BCSRMLS
• 2026-04-30 Pending — HARMLS
• 2026-04-24 Listed $268,465 HARMLS
• 2026-04-24 Listed $268,465 BCSRMLS