Seabrook Plan · Nolanville, TX 76559

$283,990

4 bd · 2.0 ba · 1,873 sqft · SingleFamily · 183 Days on market

Good condition 2-car garage

---

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 +6.3/30.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0

Listing remarks

Introducing the Seabrook floorplan at Wildwood Estates in Nolanville, Texas, where every square foot is put-to-use with sophistication and comfort. You'll be calling the approximately 1,873 square foot, single-story, 2-car garage, and covered patio your new home. The 4-bedroom, 2-bathroom floorplan is perfect for you with the open concept living area. The kitchen, dining area, and living area creates a spacious environment. You'll find flat panel birch cabinetry and granite countertops. The kitchen includes a breakfast bar and an island with a built-in sink. The secondary bedrooms are cozy and carpeted, with plenty of closet space.

Key facts

• Granite countertops
• Seabrook floorplan
• Breakfast bar

Tags

• SEABROOK FLOORPLAN
• OPEN CONCEPT LIVING AREA
• FLAT PANEL BIRCH CABINETRY
• GRANITE COUNTERTOPS
• BREAKFAST BAR
• ISLAND WITH BUILT-IN SINK

🏗️ New construction. The $283,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $311,500.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $284k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-555 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (28.8% below list).
• Recommended offer: $202k (28.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#176 in TX, #4,655 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Killeen ISD (urban): math 31% / reading 38% proficiency, ranked #524 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Richard E Cavazos El (math 43% / reading 46%, grade F, #1,155 of 4,322 statewide, top 29%, 607 students, 66% FRL); Rancier Middle (math 24% / reading 26%, grade F, #1,258 of 1,662 statewide, top 77%, 722 students, 81% FRL); Killeen H S (math 29% / reading 40%, grade F, #963 of 1,632 statewide, top 61%, 2,076 students, 69% FRL) — zoned schools average 72% FRL vs 47% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 388 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,222 units permitted in Bell County in 2024 (246 in 5+ unit buildings).
• This rent runs 34% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $116 appreciation (0.0% local appreciation)).
• Bell County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, 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 183 days — a 12% lower offer ($250k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,217 (28.8% 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. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.65% ✗
• Cap rate: 4.15%
• Cash-on-cash: -7.64%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

• ARV (median comp): $311,500
• List price: $283,990
• Delta: -8.83%
• 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
253 Quarter Horse Rd	0.17mi	4/2.0	1,873 (0%)	1mo	$283,815	$152	91
210 Thoroughbred Trl	0.10mi	3/2.0 (-1)	1,855 (-1%)	0mo	$299,900	$162	88
203 Slippery Elm Dr	0.15mi	4/2.0	1,928 (+3%)	5mo	$327,000	$170	84
321 Clydesdale Ln	0.26mi	4/2.0	1,796 (-4%)	1mo	$272,930	$152	80
204 Slippery Elm Dr	0.11mi	4/2.0	2,036 (+9%)	5mo	$344,000	$169	76
103 Slippery Elm Dr	0.16mi	4/3.0	2,012 (+7%)	2mo	$374,900	$186	75
349 Wayne Dr	0.56mi	4/2.0	1,826 (-2%)	2mo	$330,000	$181	68
261 Quarter Horse Rd	0.19mi	4/2.0	1,612 (-14%)	1mo	$240,000	$149	67
409 Mustang Loop	0.45mi	4/2.5	1,657 (-12%)	0mo	$289,000	$174	57
105 Button Bush Ct	0.13mi	5/3.0 (+1)	2,149 (+15%)	4mo	$355,000	$165	57
313 Shadbush Dr	0.31mi	3/2.0 (-1)	1,610 (-14%)	3mo	$313,000	$194	55
309 Shadbush Dr	0.33mi	3/2.0 (-1)	1,625 (-13%)	4mo	$310,000	$191	54

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

Projected returns pro-forma

0.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.50×
• Total profit: $-43,899
• Equity at exit: $91,028

10-year hold

• IRR: -4.5%
• Equity multiple: 0.52×
• Total profit: $-42,154
• Equity at exit: $109,883

Cash invested: $87,220 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 67 active · 36 under contract
• Months of supply: 25.1 mo (4%/mo absorbed)
• Median asking: $288,400 ($164/sqft)
• Median days on market: 52 d
• This list price: 45% of active listings are priced below it
• ARV vs active asking: +1.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76559

• Home prices YoY: 0.0%
• Active inventory: 388
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,022 high
• Mortgage (P&I): −$1,634
• Tax est. 1.5%: −$389 /mo · $4,672/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-555

Break-even live

Break-even rent $2,725

Max offer price $231,163

Occupancy floor —

Sensitivity live

Price	-10% $-340	-5% $-448	+0% $-555	+5% $-663	+10% $-770
Rent	-10% $-715	-5% $-635	+0% $-555	+5% $-475	+10% $-395
Rate	-1.0pp $-398	-0.5pp $-476	base $-555	+0.5pp $-636	+1.0pp $-718

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: $77,875
• Closing costs: $9,345
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 Walking Stick Dr Nolanville, TX	4.0	2.0	1996	$2,400	$1.20	17d	1	0.18mi
318 Walking Stick Dr Nolanville, TX	4.0	2.0	1996	$2,400	$1.20	10d	1	0.18mi
217 Slippery Elm Dr Nolanville, TX	4.0	2.5	2076	$2,250	$1.08	5d	1	0.21mi
217 Slippery Elm Dr Nolanville, TX	4.0	2.5	2076	$2,250	$1.08	1d	1	0.21mi
207 Black Walnut Ct Nolanville, TX	3.0	2.0	2017	$1,895	$0.94	36d	1	0.23mi
220 Black Walnut Ct Nolanville, TX	3.0	2.0	2158	$2,200	$1.02	5d	1	0.27mi
220 Black Walnut Ct Nolanville, TX	3.0	2.0	2158	$2,200	$1.02	18d	1	0.27mi
209 Sugar Maple Ct Nolanville, TX	4.0	2.0	1990	$1,950	$0.98	0d	1	0.30mi
209 Sugar Maple Ct Nolanville, TX	4.0	2.0	1990	$1,950	$0.98	1d	1	0.30mi
729 Freedom Cir Nolanville, TX	4.0	2.0	1639	$2,095	$1.28	0d	1	0.34mi
726 Freedom Cir Nolanville, TX	3.0	2.0	1881	$1,895	$1.01	0d	1	0.37mi
706 Freedom Cir Nolanville, TX	4.0	3.0	2191	$1,995	$0.91	0d	1	0.38mi
621 Old Glory Rd Nolanville, TX	4.0	2.0	1752	$1,823	$1.04	51d	1	0.38mi
854 Freedom Cir Nolanville, TX	4.0	3.0	2012	$1,901	$0.94	184d	1	0.39mi
810 Freedom Cir Nolanville, TX	4.0	2.0	1974	$3,895	$1.97	154d	1	0.40mi
870 Freedom Cir Nolanville, TX	4.0	3.0	2191	$2,223	$1.01	162d	1	0.40mi
845 Freedom Cir Nolanville, TX	4.0	2.0	1752	$1,872	$1.07	10d	1	0.42mi
853 Freedom Cir Nolanville, TX	4.0	3.0	2012	$2,073	$1.03	154d	1	0.43mi
605 Old Glory Rd Nolanville, TX	4.0	3.0	2012	$2,073	$1.03	164d	1	0.43mi
408 W St John Ave Apt A Nolanville, TX	3.0	2.0	1250	$1,100	$0.88	184d	1	0.47mi
138 Ryan Cir Unit A Nolanville, TX	3.0	2.5	1271	$1,025	$0.81	41d	1	0.48mi
202 East Avenue H Unit H Nolanville, TX	3.0	2.0	1384	$1,550	$1.12	164d	1	0.88mi
100 Moss Rd Nolanville, TX	4.0	2.0	1431	$1,525	$1.07	10d	1	0.98mi
405 Gina Dr Harker Heights, TX	3.0	2.0	1627	$1,595	$0.98	10d	1	1.00mi
310 10th St Unit B Nolanville, TX	3.0	2.0	1281	$1,095	$0.85	184d	1	1.04mi
319 Cedar Ridge Dr Nolanville, TX	3.0	2.0	1281	$1,000	$0.78	37d	1	1.06mi
370 Nolan Ridge Dr Unit B Nolanville, TX	3.0	2.0	1281	$1,150	$0.90	41d	1	1.06mi
309 Cedar Ridge Dr Unit B Nolanville, TX	3.0	2.0	2562	$1,100	$0.43	10d	1	1.06mi
309 Cedar Ridge Dr Unit A Nolanville, TX	3.0	2.0	1281	$1,150	$0.90	40d	1	1.06mi
309 Cedar Ridge Dr Unit A Nolanville, TX	3.0	2.0	1281	$1,150	$0.90	41d	1	1.06mi
303 Cedar Ridge Dr Unit A Nolanville, TX	3.0	2.0	1281	$1,195	$0.93	31d	1	1.06mi
303 Cedar Ridge Dr Unit A Nolanville, TX	3.0	2.0	1281	$1,195	$0.93	10d	1	1.06mi
403 Jason Dr Harker Heights, TX	4.0	2.0	1994	$1,677	$0.84	0d	1	1.08mi
403 Jason Dr Harker Heights, TX	4.0	2.0	1994	$1,677	$0.84	7d	1	1.08mi
406 Diana Ln Harker Heights, TX	4.0	2.0	1617	$1,600	$0.99	184d	1	1.09mi
406 Diana Ln Harker Heights, TX	4.0	2.0	1617	$1,750	$1.08	10d	1	1.09mi
308 Cedar Ridge Dr Unit A Nolanville, TX	3.0	2.0	2562	$1,050	$0.41	154d	1	1.09mi
212 Cedar Ridge Dr Nolanville, TX	4.0	2.0	1673	$1,745	$1.04	12d	1	1.12mi
212 Cedar Ridge Dr Nolanville, TX	4.0	2.0	1673	$1,745	$1.04	0d	1	1.12mi
309 Sims Ridge Dr Nolanville, TX	3.0	2.0	1631	$1,525	$0.94	51d	1	1.12mi

Property features AI

Finance

• Other: Address: Nolanville, TX (202 Morgans Cir)
• Financial info: List price $283,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (Seabrook)
• Exterior features: Living area approximately 1,873

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: New construction plan (Seabrook)

Listing history 50 events

1. 2026-11-08
   days on market $283,990 Active 183 DOM
2. 2026-11-07
   days on market $283,990 Active 182 DOM
3. 2026-11-06
   days on market $283,990 Active 181 DOM
4. 2026-11-05
   days on market $283,990 Active 180 DOM
5. 2026-11-04
   days on market $283,990 Active 179 DOM
6. 2026-11-02
   days on market $283,990 Active 177 DOM
7. 2026-11-01
   days on market $283,990 Active 176 DOM
8. 2026-10-31
   days on market $283,990 Active 175 DOM
9. 2026-10-30
   days on market $283,990 Active 174 DOM
10. 2026-10-29
    days on market $283,990 Active 173 DOM
11. 2026-10-28
    days on market $283,990 Active 172 DOM
12. 2026-10-27
    days on market $283,990 Active 171 DOM
13. 2026-10-26
    days on market $283,990 Active 170 DOM
14. 2026-10-25
    days on market $283,990 Active 169 DOM
15. 2026-10-24
    days on market $283,990 Active 168 DOM
16. 2026-10-23
    days on market $283,990 Active 167 DOM
17. 2026-10-22
    days on market $283,990 Active 166 DOM
18. 2026-10-21
    days on market $283,990 Active 165 DOM
19. 2026-10-20
    days on market $283,990 Active 164 DOM
20. 2026-10-19
    days on market $283,990 Active 163 DOM
21. 2026-10-18
    days on market $283,990 Active 162 DOM
22. 2026-10-17
    days on market $283,990 Active 161 DOM
23. 2026-10-16
    days on market $283,990 Active 160 DOM
24. 2026-10-15
    days on market $283,990 Active 159 DOM
25. 2026-10-14
    days on market $283,990 Active 158 DOM
26. 2026-10-13
    days on market $283,990 Active 157 DOM
27. 2026-10-12
    days on market $283,990 Active 156 DOM
28. 2026-10-11
    days on market $283,990 Active 155 DOM
29. 2026-10-10
    days on market $283,990 Active 154 DOM
30. 2026-10-09
    days on market $283,990 Active 153 DOM
31. 2026-10-08
    days on market $283,990 Active 152 DOM
32. 2026-10-07
    days on market $283,990 Active 151 DOM
33. 2026-10-06
    days on market $283,990 Active 150 DOM
34. 2026-10-05
    days on market $283,990 Active 149 DOM
35. 2026-10-04
    days on market $283,990 Active 148 DOM
36. 2026-10-04
    days on market $283,990 Active 147 DOM
37. 2026-10-02
    days on market $283,990 Active 146 DOM
38. 2026-10-01
    days on market $283,990 Active 145 DOM
39. 2026-09-30
    days on market $283,990 Active 144 DOM
40. 2026-09-29
    days on market $283,990 Active 143 DOM
41. 2026-09-28
    days on market $283,990 Active 142 DOM
42. 2026-09-27
    days on market $283,990 Active 141 DOM
43. 2026-09-26
    days on market $283,990 Active 140 DOM
44. 2026-09-25
    days on market $283,990 Active 139 DOM
45. 2026-09-24
    days on market $283,990 Active 138 DOM
46. 2026-09-23
    days on market $283,990 Active 137 DOM
47. 2026-09-22
    days on market $283,990 Active 136 DOM
48. 2026-09-21
    days on market $283,990 Active 135 DOM
49. 2026-09-20
    days on market $283,990 Active 134 DOM
50. 2026-09-18
    days on market $283,990 Active 132 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,266
• − Mortgage interest: −$17,449
• − Property taxes: −$4,672
• − Insurance: −$1,558
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − Depreciation: −$9,062
• Taxable loss: −$12,357
• Est. tax savings @ 24.0%: +$2,966
• After-tax cash flow: $-3,697/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 · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $9,365–$28,095 screening

The home is in good condition with minor cosmetic updates needed to enhance its resale and rental value.

Value-add opportunities

• Both Paint the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Replace the carpet in the secondary bedrooms — Modern flooring can significantly improve the home's resale and rental value. ↑
• Resale Install new kitchen backsplash — A new backsplash can modernize the kitchen and add value. ↑
• Resale Install new bathroom fixtures — Upgraded fixtures can enhance the bathrooms and add value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Richard E Cavazos El F TX #1,155/4,322 Nat'l #16,061/41,679 Middle Rancier Middle F TX #1,258/1,662 Nat'l #10,338/14,009 High Harker Heights H S F TX #652/1,632 Nat'l #6,890/17,239

Schools (NCES district)

• District: Killeen ISD
• NCES district ID: 4825660
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 38% ▼ -3.00%
• Median HH income: $47,665
• Composite: 29.69/100
• National rank: #6458
• State rank: #524 of 826 in TX

B Composite livability gradescore 74/100

Livability — Nolanville

• Score: 74/100
• State rank: #176
• US rank: #4655

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nolanville, TX
• County: Bell · 371,114 people
• City population: 6,896
• Metro: Killeen-Temple, TX
• Population (ZIP): 6,896
• Household income: $72,388
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 5% of renters

---

Population outlook (Bell County) Hauer SSP2

• Today (2025): 371,114 people
• By 2030: 389,104 · +4.8%
• By 2040: 420,592 · +13.3%
• By 2050: 447,779 · +20.7%
• By 2075: 499,130 · +34.5%
• By 2100: 505,680 · +36.3%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 52% Hispanic / Latino 20% Black 20% Two or more races 6% Asian 5% Pacific Islander 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Korean 1%

---

Political lean MEDSL · Bell

• 2024 margin: R (+16.2) · D 41.3% · R 57.6% · Other 1.1%
• 2008→2024 swing: -6.5pp toward R · 2008: -9.8pp · 2024: -16.2pp
• All cycles: 2024: R+16.2 2020: R+8.5 2016: R+15.1 2012: R+16.4 2008: R+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ 0.04%
• Current HPI: 170.1375
• 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

Property features AI

Finance

• Other: Address: Nolanville, TX (202 Morgans Cir)
• Financial info: List price $283,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (Seabrook)
• Exterior features: Living area approximately 1,873

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: New construction plan (Seabrook)