196 Tanager Dr · Rhome, TX 76078

$324,900

4 bd · 2.0 ba · 1,813 sqft · SingleFamily public records · 59 Days on market

Built 2023 6,578 sqft lot $179/sqft · 6% below area Est $346k · 6% under $80/mo HOA · 3% of rent ↓ 5% since listing

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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 +10.3/15.0
• Appreciation +10.0/10.0
• Cash flow +5.4/30.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

AVAILABLE FOR A QUICK MOVE-IN! D.R. HORTON AMERICA'S BUILDER in the FABULOUS COMMUNITY of BLUESTEM in RHOME and NORTHWEST ISD! An amazing Master Planned Community offering spacious open floor plans, new interior and exterior design elements with cutting edge products and features for every stage in life! Gorgeous One Story 4 BEDROOM Portales Floorplan-Elevation D-READY TO MOVE IN NOW! Large Chef's Kitchen with Quartz Countertops, Stainless Steel Appliances, Gas Range, Island, Pendant Lights and Walk-in Pantry. Luxurious main Bedroom with dual sink Quartz top Vanity, over sized Shower, Linen Closet and walk-in Closet. Partial Gutters, front Coach Lights, Tankless Water Heater, Designer Pkg including extended Tile plus Home is Connected Smart Home Technology. Covered back Patio, 6 ft fenced backyard, Landscape Pkg, Sprinkler System and much more! Community to include Resort Style Pool, Cabana, sitting areas, Playground, Dog Park, Hiking Trails, Parks and stocked Fishing Pond at entrance!

Key facts

• Covered entry
• Recessed lighting
• Granite countertops

Tags

• COVERED ENTRY
• OPEN-CONCEPT LAYOUT
• WOOD-LOOK TILE FLOORING
• RECESSED LIGHTING
• DECORATIVE WAINSCOTING
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Community features include a community pool, jogging/bike path, and playground
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: Mandatory HOA; Annual HOA fee (annually) with full use of facilities and management fees; HOA managed by CCMC

Exterior

• Parking: Attached 2-car garage (17' x 19'); Driveway; 2 covered parking spaces
• Security: No specific security features listed
• Utilities: Concrete curbs and sidewalks; Municipal utilities not part of an MUD
• Home design: Single family residence; One-story; Interior lot; Subdivision: Bluestem Ph 1
• Construction: Built in 2023; Brick and siding exterior; Composition shingle roof; Slab foundation
• Exterior features: Covered front and rear porches; Covered porch(es); Private yard; Large backyard with grass; Sprinkler system; Landscaped; Few trees; Gutters; Exterior lighting; Wood privacy fencing

Interior

• Kitchen: Granite countertops; Kitchen island; Breakfast bar; Built-in cabinets; Water line to refrigerator; Plumbed for gas in kitchen; Gas range; Microwave; Dishwasher; Disposal
• Bedrooms: Primary bedroom on main level with ensuite bath, separate shower, dual sinks, linen closet and walk-in closet; Three additional bedrooms on main level (one with built-ins and built-in desk)
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning; Ceiling fans
• Interior features: Open floorplan; Vaulted ceilings; Granite counters; Kitchen island; Eat-in kitchen; Pantry / Walk-in pantry; Decorative lighting; Cable TV available; High speed internet available; Window coverings; Walk-in closet(s); Built-in cabinets and desk
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Utility room / Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-708 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (38.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (26.8% below list).
• Recommended offer: $200k (38.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 74/100 on livability (#165 in TX, #4,376 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F.
• Northwest ISD (rural): math 48% / reading 52% proficiency, ranked #120 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Seven Hills El (math 28% / reading 33%, grade F, #2,464 of 4,322 statewide, top 58%, 667 students, 48% FRL); Chisholm Trail Middle (math 39% / reading 35%, grade F, #756 of 1,662 statewide, top 47%, 684 students, 51% FRL); Northwest H S (math 55% / reading 64%, grade C+, #275 of 1,632 statewide, top 19%, 2,264 students, 0% FRL).
• Market conditions: 264 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 460 units permitted in Wise County in 2024 (243 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Wise County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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 wind risk, 27% chance of damaging wind over 30y; 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 $199,844 (38.5% 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 59 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.73% ✗
• Cap rate: 3.68%
• Cash-on-cash: -9.34%
• DSCR: 0.58
• GRM: 11.4

CMA / ARV

• ARV (median comp): $346,220
• List price: $324,900
• Delta: -6.16%
• 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
110 Stanton Ave	0.31mi	4/2.0	1,837 (+1%)	0mo	$344,990	$188	83
122 Castell Ct	0.30mi	4/2.0	1,837 (+1%)	4mo	$333,990	$182	80
129 Medina Ln	0.34mi	4/2.0	1,837 (+1%)	3mo	$334,990	$182	79
179 Summer Rain Way	0.27mi	3/2.0 (-1)	1,674 (-8%)	1mo	$360,000	$215	69
155 Texasage St	0.38mi	4/2.0	1,659 (-8%)	3mo	$299,900	$181	66
139 Stanton Ave	0.36mi	4/2.0	1,662 (-8%)	4mo	$314,990	$190	66
133 Medina Ln	0.33mi	4/2.0	2,014 (+11%)	2mo	$354,990	$176	65
110 Castell Ave	0.34mi	4/2.0	1,662 (-8%)	6mo	$320,156	$193	65
119 Castell Ct	0.31mi	4/2.0	2,014 (+11%)	3mo	$344,990	$171	65
126 Castell Ct	0.30mi	4/2.0	2,014 (+11%)	4mo	$349,990	$174	64
109 Medina Ln	0.37mi	4/2.0	2,039 (+12%)	4mo	$349,160	$171	59
127 Palo Duro	0.45mi	3/2.0 (-1)	1,598 (-12%)	6mo	$339,000	$212	49

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 2.45×
• Total profit: $132,108
• Equity at exit: $292,696

10-year hold

• IRR: 16.7%
• Equity multiple: 5.67×
• Total profit: $424,981
• Equity at exit: $631,209

Cash invested: $90,972 (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 76078

• Home prices YoY: 6.5%
• Active inventory: 264
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,379 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$668 /mo · $8,016/yr
• Insurance: −$135
• HOA: −$80
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-708

Break-even live

Break-even rent $3,275

Max offer price $199,844

Occupancy floor —

Sensitivity live

Price	-10% $-524	-5% $-616	+0% $-708	+5% $-800	+10% $-892
Rent	-10% $-896	-5% $-802	+0% $-708	+5% $-614	+10% $-520
Rate	-1.0pp $-544	-0.5pp $-625	base $-708	+0.5pp $-792	+1.0pp $-878

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Lunayena Rd Rhome, TX	4.0	2.0	2039	$2,200	$1.08	0d	1	0.08mi
135 Lunayena Rd Rhome, TX	4.0	2.0	2039	$2,200	$1.08	24d	1	0.08mi
197 Private Road 4652 Unit 4652 Rhome, TX	3.0	2.0	1428	$2,295	$1.61	0d	1	0.89mi

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: watergaspool

Listing history 21 events

1. 2026-06-22
   remarks 699-char remark
2. 2026-06-22
   pricedays on market $324,900 Active 59 DOM
3. 2026-06-18
   days on market $329,900 Active 56 DOM
4. 2026-06-17
   days on market $329,900 Active 55 DOM
5. 2026-06-16
   days on market $329,900 Active 54 DOM
6. 2026-06-15
   days on market $329,900 Active 53 DOM
7. 2026-06-13
   days on market $329,900 Active 51 DOM
8. 2026-06-09
   days on market $329,900 Active 47 DOM
9. 2026-06-08
   days on market $329,900 Active 46 DOM
10. 2026-06-07
    days on market $329,900 Active 45 DOM
11. 2026-06-04
    days on market $329,900 Active 42 DOM
12. 2026-06-03
    days on market $329,900 Active 41 DOM
13. 2026-06-02
    days on market $329,900 Active 40 DOM
14. 2026-06-01
    days on market $329,900 Active 39 DOM
15. 2026-05-31
    days on market $329,900 Active 38 DOM
16. 2026-04-30
    price $329,900 1920-char remark
17. 2026-04-23
    listed $334,900 Active 1920-char remark
18. 2024-01-09
    soldstatus Closed 1000-char remark

    Show marketing remark (1000 chars)

    AVAILABLE FOR A QUICK MOVE-IN! D.R. HORTON AMERICA'S BUILDER in the FABULOUS COMMUNITY of BLUESTEM in RHOME and NORTHWEST ISD! An amazing Master Planned Community offering spacious open floor plans, new interior and exterior design elements with cutting edge products and features for every stage in life! Gorgeous One Story 4 BEDROOM Portales Floorplan-Elevation D-READY TO MOVE IN NOW! Large Chef's Kitchen with Quartz Countertops, Stainless Steel Appliances, Gas Range, Island, Pendant Lights and Walk-in Pantry. Luxurious main Bedroom with dual sink Quartz top Vanity, over sized Shower, Linen Closet and walk-in Closet. Partial Gutters, front Coach Lights, Tankless Water Heater, Designer Pkg including extended Tile plus Home is Connected Smart Home Technology. Covered back Patio, 6 ft fenced backyard, Landscape Pkg, Sprinkler System and much more! Community to include Resort Style Pool, Cabana, sitting areas, Playground, Dog Park, Hiking Trails, Parks and stocked Fishing Pond at entrance!

19. 2023-11-29
    status Pending 1000-char remark

    Show marketing remark (1000 chars)

    AVAILABLE FOR A QUICK MOVE-IN! D.R. HORTON AMERICA'S BUILDER in the FABULOUS COMMUNITY of BLUESTEM in RHOME and NORTHWEST ISD! An amazing Master Planned Community offering spacious open floor plans, new interior and exterior design elements with cutting edge products and features for every stage in life! Gorgeous One Story 4 BEDROOM Portales Floorplan-Elevation D-READY TO MOVE IN NOW! Large Chef's Kitchen with Quartz Countertops, Stainless Steel Appliances, Gas Range, Island, Pendant Lights and Walk-in Pantry. Luxurious main Bedroom with dual sink Quartz top Vanity, over sized Shower, Linen Closet and walk-in Closet. Partial Gutters, front Coach Lights, Tankless Water Heater, Designer Pkg including extended Tile plus Home is Connected Smart Home Technology. Covered back Patio, 6 ft fenced backyard, Landscape Pkg, Sprinkler System and much more! Community to include Resort Style Pool, Cabana, sitting areas, Playground, Dog Park, Hiking Trails, Parks and stocked Fishing Pond at entrance!

20. 2023-09-29
    price $349,095 1000-char remark

    Show marketing remark (1000 chars)

    AVAILABLE FOR A QUICK MOVE-IN! D.R. HORTON AMERICA'S BUILDER in the FABULOUS COMMUNITY of BLUESTEM in RHOME and NORTHWEST ISD! An amazing Master Planned Community offering spacious open floor plans, new interior and exterior design elements with cutting edge products and features for every stage in life! Gorgeous One Story 4 BEDROOM Portales Floorplan-Elevation D-READY TO MOVE IN NOW! Large Chef's Kitchen with Quartz Countertops, Stainless Steel Appliances, Gas Range, Island, Pendant Lights and Walk-in Pantry. Luxurious main Bedroom with dual sink Quartz top Vanity, over sized Shower, Linen Closet and walk-in Closet. Partial Gutters, front Coach Lights, Tankless Water Heater, Designer Pkg including extended Tile plus Home is Connected Smart Home Technology. Covered back Patio, 6 ft fenced backyard, Landscape Pkg, Sprinkler System and much more! Community to include Resort Style Pool, Cabana, sitting areas, Playground, Dog Park, Hiking Trails, Parks and stocked Fishing Pond at entrance!

21. 2023-09-21
    listed $349,045 Active 1000-char remark

    Show marketing remark (1000 chars)

    AVAILABLE FOR A QUICK MOVE-IN! D.R. HORTON AMERICA'S BUILDER in the FABULOUS COMMUNITY of BLUESTEM in RHOME and NORTHWEST ISD! An amazing Master Planned Community offering spacious open floor plans, new interior and exterior design elements with cutting edge products and features for every stage in life! Gorgeous One Story 4 BEDROOM Portales Floorplan-Elevation D-READY TO MOVE IN NOW! Large Chef's Kitchen with Quartz Countertops, Stainless Steel Appliances, Gas Range, Island, Pendant Lights and Walk-in Pantry. Luxurious main Bedroom with dual sink Quartz top Vanity, over sized Shower, Linen Closet and walk-in Closet. Partial Gutters, front Coach Lights, Tankless Water Heater, Designer Pkg including extended Tile plus Home is Connected Smart Home Technology. Covered back Patio, 6 ft fenced backyard, Landscape Pkg, Sprinkler System and much more! Community to include Resort Style Pool, Cabana, sitting areas, Playground, Dog Park, Hiking Trails, Parks and stocked Fishing Pond at entrance!

ⓘ 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: $8,016 · $668/mo
• Projected year-2 tax: $8,016 · $668/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 27% 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: $28,546
• − Mortgage interest: −$18,199
• − Property taxes: −$8,016
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,284
• − Management: −$2,284
• − HOA: −$960
• − Depreciation: −$9,452
• Taxable loss: −$14,273
• Est. tax savings @ 24.0%: +$3,426
• After-tax cash flow: $-5,069/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: Northwest ISD
• NCES district ID: 4833180
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $85,315
• Composite: 46.15/100
• National rank: #2504
• State rank: #120 of 826 in TX

Livability — Rhome

• Score: 74/100
• State rank: #165
• US rank: #4376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wise County · 49,037 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 10,828
• Household income: $99,866
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 10.0

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 24% Two or more races 11% Native American 4% Black 2%
• Hispanic origin (detail): Mexican 20% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 14% German/W. Germanic 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: ▲ 19.94%
• Current HPI: 325.22
• Rent YoY: —
• Metro: Dallas-Fort Worth-Arlington, TX
• 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

-5.5% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $329,900 NTREIS
• 2026-04-23 Listed $334,900 NTREIS
• 2024-01-09 Sold (MLS) — NTREIS
• 2023-11-29 Pending — NTREIS
• 2023-09-29 Price Changed $349,095 NTREIS
• 2023-09-21 Listed $349,045 NTREIS

Property tax history

+258.8%/yr

Latest (2025): $8,016 · +88.7% YoY. Source: county tax records.