215 Peachtree Ln · Holly Lake Ranch, TX 75765

$135,000

2 bd · 1.0 ba · 873 sqft · SingleFamily · 160 Days on market

Built 1996 Average condition 0.30 ac lot $155/sqft · 25% below area Est $181k · 25% under ↓ 7% since listing

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Why this score? — see what drove the B 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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• Appreciation +6.5/10.0
• 1% rule +6.0/10.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

This charming 2-bedroom, 1-bath home is tucked among mature trees in the gated community of Holly Lake Ranch. Featuring an open living and dining area, a functional kitchen, and cozy bedrooms, it offers easy living in a peaceful setting. Enjoy the natural surroundings, perfect for relaxing or entertaining. Seller is willing to offer a flooring allowance with an acceptable offer, giving buyers the opportunity to add their personal touch. Residents have access to lakes, golf, pools, a fitness center, tennis, pickleball, hiking trails, and 24-hour security. Ideal as a full-time home, weekend retreat, or investment property.

Key facts

• Gated community
• Access to lakes
• Access to golf

Tags

• GATED COMMUNITY
• NATURAL SURROUNDINGS
• ACCESS TO LAKES
• ACCESS TO GOLF
• ACCESS TO POOLS
• ACCESS TO FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.8% in Holly Lake Ranch — 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 66/100 on livability (#597 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Harmony ISD (rural): math 48% / reading 47% proficiency, ranked #224 of 826 in TX (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 216 active listings in the ZIP; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.1% local appreciation)).
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, 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 160 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 44% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.10% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $180,503
• List price: $135,000
• Delta: -25.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
168 Knollwood Ln	0.37mi	2/2.0	908 (+4%)	6mo	$159,000	$175	67
171 Primrose Cv	0.24mi	2/1.0	812 (-7%)	17mo	$185,000	$228	63
142 Primrose Cv	0.25mi	2/2.0	986 (+13%)	1mo	$134,000	$136	62
132 Wild Rose Knl	0.25mi	2/2.0	986 (+13%)	3mo	$165,000	$167	60
746 Wildwood Trl	0.65mi	2/2.0	986 (+13%)	3mo	$169,000	$171	42
189 Salida Bnd	0.38mi	2/2.0	986 (+13%)	23mo	$207,900	$211	37

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

Projected returns pro-forma

3.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 1.86×
• Total profit: $32,523
• Equity at exit: $61,436

10-year hold

• IRR: 16.6%
• Equity multiple: 3.47×
• Total profit: $93,188
• Equity at exit: $95,256

Cash invested: $37,800 (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 75765

• Home prices YoY: 1.3%
• Active inventory: 216
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,490 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $244

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 79%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $135,000 Active 160 DOM
2. 2026-06-17
   days on market $135,000 Active 159 DOM
3. 2026-06-16
   days on market $135,000 Active 158 DOM
4. 2026-06-15
   days on market $135,000 Active 157 DOM
5. 2026-06-13
   days on market $135,000 Active 155 DOM
6. 2026-06-12
   days on market $135,000 Active 154 DOM
7. 2026-06-10
   days on market $135,000 Active 151 DOM
8. 2026-06-08
   days on market $135,000 Active 150 DOM
9. 2026-06-08
   days on market $135,000 Active 149 DOM
10. 2026-06-07
    days on market $135,000 Active 148 DOM
11. 2026-06-03
    days on market $135,000 Active 145 DOM
12. 2026-06-02
    days on market $135,000 Active 144 DOM
13. 2026-06-01
    days on market $135,000 Active 143 DOM
14. 2026-05-31
    days on market $135,000 Active 142 DOM
15. 2026-02-23
    price $135,000 628-char remark

    Show marketing remark (628 chars)

    This charming 2-bedroom, 1-bath home is tucked among mature trees in the gated community of Holly Lake Ranch. Featuring an open living and dining area, a functional kitchen, and cozy bedrooms, it offers easy living in a peaceful setting. Enjoy the natural surroundings, perfect for relaxing or entertaining. Seller is willing to offer a flooring allowance with an acceptable offer, giving buyers the opportunity to add their personal touch. Residents have access to lakes, golf, pools, a fitness center, tennis, pickleball, hiking trails, and 24-hour security. Ideal as a full-time home, weekend retreat, or investment property.

16. 2026-01-09
    listed $145,000 Active 628-char remark

    Show marketing remark (628 chars)

    This charming 2-bedroom, 1-bath home is tucked among mature trees in the gated community of Holly Lake Ranch. Featuring an open living and dining area, a functional kitchen, and cozy bedrooms, it offers easy living in a peaceful setting. Enjoy the natural surroundings, perfect for relaxing or entertaining. Seller is willing to offer a flooring allowance with an acceptable offer, giving buyers the opportunity to add their personal touch. Residents have access to lakes, golf, pools, a fitness center, tennis, pickleball, hiking trails, and 24-hour security. Ideal as a full-time home, weekend retreat, or investment property.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 44% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,879
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$3,927
• Taxable income: $829
• Est. tax owed @ 24.0%: −$199
• After-tax cash flow: $2,730/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 charming 2-bedroom, 1-bath home in Holly Lake Ranch requires cosmetic updates to its kitchen and bathroom to increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen appliances — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen will attract more buyers
• Resale update bathroom fixtures — modernizing the bathroom will attract more buyers
• Both paint exterior — improving curb appeal will attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen appliances · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of updating	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing the kitchen will attract more buyers ↑
• Resale update bathroom fixtures — modernizing the bathroom will attract more buyers ↑
• Both paint exterior — improving curb appeal will attract more buyers and renters ↑

ⓘ 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: Harmony ISD
• NCES district ID: 4822560
• Math proficiency: 48% ▲ 2.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $47,303
• Composite: 40.47/100
• National rank: #3721
• State rank: #224 of 826 in TX

Livability — Holly Lake Ranch

• Score: 66/100
• State rank: #597
• US rank: #11377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holly Lake Ranch, TX
• Population (ZIP): 8,195

Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.10%
• Current HPI: 236.7688
• 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

-6.9% since first listed

2 events — show timeline

• 2026-02-23 Price Changed $135,000 LAAR
• 2026-01-09 Listed $145,000 LAAR