141 Leon Ave · Rhome, TX 76078

$364,990

4 bd · 2.0 ba · 2,110 sqft · SingleFamily · 64 Days on market

Built 2026 7,118 sqft lot Est $371k · at est. $80/mo HOA · 3% of rent ↓ 7% 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).

• Appreciation +10.0/10.0
• ARV discount +8.3/15.0
• Cash flow +5.9/30.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.2/10.0

Listing remarks

New phase now selling! D. R. Horton America's Builder is now selling the new phase in the fabulous community of Bluestem in Rhome and Northwest ISD! A 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! Stunning 4 bedroom Crownpoint Floorplan-Elevation A, with an estimated Summer completion. Large Chef's Kitchen with Quartz Countertops, Stainless Steel Appliances, Gas Range, Island, Pendant Lights, Butlers and walk-in Pantry. Mud Bench and large main Bedroom with dual sink Quartz top Vanity, over sized Shower. Partial Gutters, front Coach Lights, Tankless Water Heater, Designe

Key facts

• Quartz countertops
• Mud bench
• Butlers pantry

Tags

• CHEF'S KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GAS RANGE
• BUTLERS PANTRY
• MUD BENCH

Property features AI

Finance

• Financial info: Financing options include Cash, Conventional, FHA, and VA
• HOA & community: Mandatory HOA (managed by CCMC); HOA fee $960 annually; HOA includes full use of facilities and management fees; Community features: pool, park, playground, jogging/bike path, sidewalks, curbs

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces; Garage faces front
• Security: Smoke detector(s)
• Utilities: City water and city sewer; Individual water and gas meters; Electricity available and connected; Natural gas available; Cable and phone available; Sidewalks, curbs, concrete, and underground utilities; Community mailbox
• Home design: Single-family residence; One level; New construction (incomplete, year built 2026); Not attached to other units; Smoke detectors
• Construction: Brick, frame, and rock/stone exterior; Composition roof; Slab foundation
• Exterior features: Covered rear porch; Covered front porch; Gutters; Private yard; Wood fencing in back yard; Sprinkler system; Landscaped; Corner lot with few trees; Subdivision setting

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Plumbed for gas in kitchen; Solid surface (non-natural) counters; Built-in cabinets; Walk-in pantry; Kitchen island
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom with dual sinks, linen closet, separate shower, and walk-in closet; Other bedrooms configured with split-bedroom layout
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Open floorplan with decorative lighting; Eat-in kitchen with kitchen island and pantry; Cable TV and high-speed internet available; Smart home system; Vented exhaust fan
• Laundry & utility: Utility room / separate laundry room; Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Tankless water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-721 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (28.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (34.8% below list).
• Recommended offer: $238k (34.8% below list) — sets the bar for 1% rule.

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 0d 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 $39k of equity ($3k loan paydown + $36k 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 ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($343k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,121 (34.8% 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 64 days. Have you received any prior offers? Is the seller open to a 35% 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. 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: 0.65% ✗
• Cap rate: 3.92%
• Cash-on-cash: -8.47%
• DSCR: 0.62
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $371,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Leon Ave	0.00mi	4/2.0	2,110 (0%)	1mo	$364,990	$173	100
118 Stanton Ave	0.04mi	4/2.0	2,110 (0%)	1mo	$364,990	$173	98
239 Windmill Dr	0.05mi	4/2.0	2,110 (0%)	1mo	$379,605	$180	96
119 Castell Ct	0.06mi	4/2.0	2,014 (-4%)	3mo	$344,990	$171	87
122 Stanton Ave	0.05mi	5/3.0 (+1)	2,095 (-1%)	2mo	$359,990	$172	86
133 Medina Ln	0.14mi	4/2.0	2,014 (-4%)	2mo	$354,990	$176	85
130 Stanton Ave	0.07mi	5/3.0 (+1)	2,120 (+0%)	3mo	$371,790	$175	85
127 Castell Ct	0.09mi	5/3.0 (+1)	2,120 (+0%)	2mo	$378,790	$179	84
110 Stanton Ave	0.02mi	4/2.0	1,837 (-13%)	0mo	$344,990	$188	77
227 Buffalo Blvd	0.33mi	3/2.5 (-1)	2,168 (+3%)	1mo	$419,900	$194	72
262 Lunayena Rd	0.38mi	5/2.5 (+1)	2,141 (+2%)	1mo	$360,000	$168	72
138 Sandie Dr	0.46mi	4/3.0	2,399 (+14%)	2mo	$489,990	$204	50

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: 18.3%
• Equity multiple: 2.50×
• Total profit: $152,934
• Equity at exit: $328,812

10-year hold

• IRR: 17.1%
• Equity multiple: 5.76×
• Total profit: $486,657
• Equity at exit: $709,095

Cash invested: $102,197 (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: 12.8×

Monthly cashflow live

• Estimated rent: $2,381 medium
• Mortgage (P&I): −$1,914
• Tax est. 1.5%: −$456 /mo · $5,475/yr
• Insurance: −$152
• HOA: −$80
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-721

Break-even live

Break-even rent $3,294

Max offer price $260,630

Occupancy floor —

Sensitivity live

Price	-10% $-469	-5% $-595	+0% $-721	+5% $-847	+10% $-973
Rent	-10% $-909	-5% $-815	+0% $-721	+5% $-627	+10% $-533
Rate	-1.0pp $-537	-0.5pp $-628	base $-721	+0.5pp $-816	+1.0pp $-912

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: $91,248
• Closing costs: $10,950
• 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	0.31mi
135 Lunayena Rd Rhome, TX	4.0	2.0	2039	$2,200	$1.08	24d	1	0.31mi
197 Private Road 4652 Unit 4652 Rhome, TX	3.0	2.0	1428	$2,295	$1.61	0d	1	1.21mi

HOA detail

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

Listing history 5 events

1. 2026-04-23
   status Pending
2. 2026-04-09
   price $364,990
3. 2026-04-01
   price $389,218
4. 2026-02-25
   price $383,150
5. 2026-02-18
   listed $393,150 Active

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 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: $28,575
• − Mortgage interest: −$20,445
• − Property taxes: −$5,475
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,286
• − Management: −$2,286
• − HOA: −$960
• − Depreciation: −$10,618
• Taxable loss: −$15,320
• Est. tax savings @ 24.0%: +$3,677
• After-tax cash flow: $-4,978/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
• City population: 10,200
• 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

-7.2% since first listed

5 events — show timeline

• 2026-04-23 Pending — NTREIS
• 2026-04-09 Price Changed $364,990 NTREIS
• 2026-04-01 Price Changed $389,218 NTREIS
• 2026-02-25 Price Changed $383,150 NTREIS
• 2026-02-18 Listed $393,150 NTREIS