160 Buffalo Blvd · Rhome, TX 76078

$352,000

4 bd · 2.0 ba · 1,709 sqft · Land · 88 Days on market

Built 2026 $206/sqft · at area comps Est $362k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +9.0/30.0
• ARV discount +8.8/15.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0

Listing remarks MLS

The Chisholm offers a smart and spacious layout designed for modern living and effortless indoor-outdoor flow. A charming covered front porch opens into a generous great room with direct access to the rear covered patio-perfect for entertaining or relaxing outdoors. The gourmet kitchen is thoughtfully designed with ample counter space, a pantry, and an optional large center island with breakfast bar seating. It connects directly to the dining room, making it ideal for both formal dinners and casual meals. The private primary suite features a large walk-in closet and a luxurious en suite bath with a dual-sink vanity, glass-enclosed shower, and linen storage. Two secondary bedrooms share a full bathroom with easy access to the main living area. Additional highlights include a centrally located utility room and flexible living space that supports today's lifestyle.

Key facts

• Covered front porch
• Pantry
• Ample counter space

Tags

• COVERED FRONT PORCH
• GREAT ROOM
• REAR COVERED PATIO
• GOURMET KITCHEN
• AMPLE COUNTER SPACE
• PANTRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $352k.

Deal economics

• At list price, monthly cash flow is $-345 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (34.2% below list).
• Recommended offer: $232k (34.2% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.7% in Rhome — 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 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: Prairie View El (math 21% / reading 27%, grade F, #3,221 of 4,322 statewide, top 75%, 631 students, 54% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $38k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($331k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,671 (34.2% 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 88 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.39%
• DSCR: 0.85
• GRM: 12.7

CMA / ARV

• ARV (median comp): $362,082
• List price: $352,000
• Delta: -2.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.3%
• Equity multiple: 2.72×
• Total profit: $169,641
• Equity at exit: $317,109

10-year hold

• IRR: 19.2%
• Equity multiple: 6.24×
• Total profit: $516,576
• Equity at exit: $683,859

Cash invested: $98,560 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,317 medium
• Mortgage (P&I): −$1,846
• Tax from tax record: −$116 /mo · $1,388/yr
• Insurance: −$147
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-345

Break-even live

Break-even rent $2,753

Max offer price $291,136

Occupancy floor —

Sensitivity live

Price	-10% $-145	-5% $-245	+0% $-345	+5% $-444	+10% $-544
Rent	-10% $-528	-5% $-436	+0% $-345	+5% $-253	+10% $-162
Rate	-1.0pp $-167	-0.5pp $-255	base $-345	+0.5pp $-436	+1.0pp $-529

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: $88,000
• Closing costs: $10,560
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Lunayena Rd Rhome, TX	4.0	2.0	2039	$2,200	$1.08	23d	1	0.35mi
135 Lunayena Rd Rhome, TX	4.0	2.0	2039	$2,200	$1.08	0d	1	0.35mi
201 S Main St Rhome, TX	3.0	1.0	1071	$1,295	$1.21	45d	1	0.99mi
197 Private Road 4652 Unit 4652 Rhome, TX	3.0	2.0	1428	$2,295	$1.61	0d	1	1.30mi

Listing history 19 events

1. 2026-06-22
   days on market $352,000 Active 88 DOM
2. 2026-06-18
   days on market $352,000 Active 85 DOM
3. 2026-06-17
   days on market $352,000 Active 84 DOM
4. 2026-06-16
   days on market $352,000 Active 83 DOM
5. 2026-06-15
   days on market $352,000 Active 82 DOM
6. 2026-06-13
   days on market $352,000 Active 80 DOM
7. 2026-06-09
   days on market $352,000 Active 76 DOM
8. 2026-06-08
   days on market $352,000 Active 75 DOM
9. 2026-06-07
   days on market $352,000 Active 74 DOM
10. 2026-06-04
    days on market $352,000 Active 71 DOM
11. 2026-06-03
    days on market $352,000 Active 70 DOM
12. 2026-06-02
    days on market $352,000 Active 69 DOM
13. 2026-06-01
    days on market $352,000 Active 68 DOM
14. 2026-05-31
    days on market $352,000 Active 67 DOM
15. 2026-05-02
    price $352,000 874-char remark

    Show marketing remark (874 chars)

    The Chisholm offers a smart and spacious layout designed for modern living and effortless indoor-outdoor flow. A charming covered front porch opens into a generous great room with direct access to the rear covered patio-perfect for entertaining or relaxing outdoors. The gourmet kitchen is thoughtfully designed with ample counter space, a pantry, and an optional large center island with breakfast bar seating. It connects directly to the dining room, making it ideal for both formal dinners and casual meals. The private primary suite features a large walk-in closet and a luxurious en suite bath with a dual-sink vanity, glass-enclosed shower, and linen storage. Two secondary bedrooms share a full bathroom with easy access to the main living area. Additional highlights include a centrally located utility room and flexible living space that supports today's lifestyle.

16. 2026-04-04
    status Active 874-char remark

    Show marketing remark (874 chars)

    The Chisholm offers a smart and spacious layout designed for modern living and effortless indoor-outdoor flow. A charming covered front porch opens into a generous great room with direct access to the rear covered patio-perfect for entertaining or relaxing outdoors. The gourmet kitchen is thoughtfully designed with ample counter space, a pantry, and an optional large center island with breakfast bar seating. It connects directly to the dining room, making it ideal for both formal dinners and casual meals. The private primary suite features a large walk-in closet and a luxurious en suite bath with a dual-sink vanity, glass-enclosed shower, and linen storage. Two secondary bedrooms share a full bathroom with easy access to the main living area. Additional highlights include a centrally located utility room and flexible living space that supports today's lifestyle.

17. 2026-04-04
    historical 874-char remark

    Show marketing remark (874 chars)

    The Chisholm offers a smart and spacious layout designed for modern living and effortless indoor-outdoor flow. A charming covered front porch opens into a generous great room with direct access to the rear covered patio-perfect for entertaining or relaxing outdoors. The gourmet kitchen is thoughtfully designed with ample counter space, a pantry, and an optional large center island with breakfast bar seating. It connects directly to the dining room, making it ideal for both formal dinners and casual meals. The private primary suite features a large walk-in closet and a luxurious en suite bath with a dual-sink vanity, glass-enclosed shower, and linen storage. Two secondary bedrooms share a full bathroom with easy access to the main living area. Additional highlights include a centrally located utility room and flexible living space that supports today's lifestyle.

18. 2026-04-01
    price $347,000 874-char remark

    Show marketing remark (874 chars)

    The Chisholm offers a smart and spacious layout designed for modern living and effortless indoor-outdoor flow. A charming covered front porch opens into a generous great room with direct access to the rear covered patio-perfect for entertaining or relaxing outdoors. The gourmet kitchen is thoughtfully designed with ample counter space, a pantry, and an optional large center island with breakfast bar seating. It connects directly to the dining room, making it ideal for both formal dinners and casual meals. The private primary suite features a large walk-in closet and a luxurious en suite bath with a dual-sink vanity, glass-enclosed shower, and linen storage. Two secondary bedrooms share a full bathroom with easy access to the main living area. Additional highlights include a centrally located utility room and flexible living space that supports today's lifestyle.

19. 2026-03-25
    listed $348,000 Active 874-char remark

    Show marketing remark (874 chars)

    The Chisholm offers a smart and spacious layout designed for modern living and effortless indoor-outdoor flow. A charming covered front porch opens into a generous great room with direct access to the rear covered patio-perfect for entertaining or relaxing outdoors. The gourmet kitchen is thoughtfully designed with ample counter space, a pantry, and an optional large center island with breakfast bar seating. It connects directly to the dining room, making it ideal for both formal dinners and casual meals. The private primary suite features a large walk-in closet and a luxurious en suite bath with a dual-sink vanity, glass-enclosed shower, and linen storage. Two secondary bedrooms share a full bathroom with easy access to the main living area. Additional highlights include a centrally located utility room and flexible living space that supports today's lifestyle.

ⓘ 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: $1,388 · $116/mo
• Projected year-2 tax: $6,442 · $537/mo
• Expected delta: +$5,053/yr (+$421/mo · 364.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 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: $27,801
• − Mortgage interest: −$19,717
• − Property taxes: −$1,388
• − Insurance: −$2,558
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − Depreciation: −$10,240
• Taxable loss: −$10,551
• Est. tax savings @ 24.0%: +$2,532
• After-tax cash flow: $-1,602/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

+1.1% since first listed

5 events — show timeline

• 2026-05-02 Price Changed $352,000 Zillow
• 2026-04-04 Relisted — Zillow
• 2026-04-04 Delisted — Zillow
• 2026-04-01 Price Changed $347,000 Zillow
• 2026-03-25 Listed $348,000 Zillow

Property tax history

+69.1%/yr

Latest (2025): $1,388 · +125.5% YoY. Source: county tax records.