309 Rhett Ct · Aurora, TX 76078

$284,990

4 bd · 2.0 ba · 1,568 sqft · Land · 111 Days on market

Built 2025 0.36 ac lot $182/sqft · 42% above area Est $200k · 42% over

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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).

• Cash flow +13.9/30.0
• Appreciation +10.0/10.0
• Schools +4.6/10.0
• DSCR +4.2/10.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome home to 309 Rhett Ct. in Aurora, TX — where modern comfort meets peaceful country living on an oversized 0.36-acre lot with no HOA. This new 2025 home offers 1,568 square feet of inviting, thoughtfully designed living space featuring 4 bedrooms and 2 full bathrooms. Step inside to an open-concept layout filled with natural light, highlighted by a stylish kitchen with a spacious island, sleek modern white cabinetry, and a full appliance package including range, microwave, dishwasher, and refrigerator — ready for everyday living and effortless entertaining. The dining area flows seamlessly to the outdoors through glass sliding doors, leading to the rear porch and creating the perfect indoor-outdoor connection for relaxing evenings or weekend gatherings. The private primary suite serves as a true retreat, complete with a walk-in closet and ensuite bath featuring a walk-in shower. Secondary bedrooms offer flexibility for family, guests, a home office, or hobbies. Enjoy quiet mornings on the 10' x 18' covered front porch and unwind in the evenings on the rear porch overlooking your spacious yard. The property also features a 12' x 40' L-shaped carport, providing ample covered parking and convenience. For added peace of mind, this home includes a 1-year manufacturer warranty — offering confidence in your investment from day one. If you’ve been looking for space and move-in ready convenience without HOA restrictions, this is your opportunity to make it yours before someone else does! Schedule your showing today!

Key facts

• Spacious island
• Glass sliding doors
• Stylish kitchen

Tags

• 0.36 ACRE LOT
• OPEN-CONCEPT LAYOUT
• STYLISH KITCHEN
• SPACIOUS ISLAND
• FULL APPLIANCE PACKAGE
• GLASS SLIDING DOORS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $285k.

Deal economics

• At list price, monthly cash flow is $31 ($377/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (24.8% below list).
• Recommended offer: $214k (24.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#449 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D+, schools F, amenities 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.
• Market conditions: 262 active listings in the ZIP; solid renter incomes; 460 units permitted in Wise County in 2024 (243 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Wise County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $80k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($259k) 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

• Climate carrying-cost: 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 $214,344 (24.8% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 25% 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 F-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. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 11.1

CMA / ARV

• ARV (median comp): $199,997
• List price: $284,990
• Delta: 42.50%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.6%
• Equity multiple: 2.97×
• Total profit: $157,055
• Equity at exit: $256,742

10-year hold

• IRR: 21.7%
• Equity multiple: 6.77×
• Total profit: $460,618
• Equity at exit: $553,673

Cash invested: $79,797 (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: 262
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,143 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $31

Break-even live

Break-even rent $2,104

Max offer price $284,990

Occupancy floor 94%

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: $71,248
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $284,990 Active 111 DOM
2. 2026-06-17
   days on market $284,990 Active 110 DOM
3. 2026-06-16
   days on market $284,990 Active 109 DOM
4. 2026-06-15
   days on market $284,990 Active 108 DOM
5. 2026-06-13
   days on market $284,990 Active 106 DOM
6. 2026-06-09
   days on market $284,990 Active 102 DOM
7. 2026-06-08
   days on market $284,990 Active 101 DOM
8. 2026-06-07
   days on market $284,990 Active 100 DOM
9. 2026-06-04
   days on market $284,990 Active 97 DOM
10. 2026-06-03
    days on market $284,990 Active 96 DOM
11. 2026-06-02
    days on market $284,990 Active 95 DOM
12. 2026-06-01
    days on market $284,990 Active 94 DOM
13. 2026-05-31
    days on market $284,990 Active 93 DOM
14. 2026-05-11
    price $284,990 1562-char remark

    Show marketing remark (1562 chars)

    Welcome home to 309 Rhett Ct. in Aurora, TX — where modern comfort meets peaceful country living on an oversized 0.36-acre lot with no HOA. This new 2025 home offers 1,568 square feet of inviting, thoughtfully designed living space featuring 4 bedrooms and 2 full bathrooms. Step inside to an open-concept layout filled with natural light, highlighted by a stylish kitchen with a spacious island, sleek modern white cabinetry, and a full appliance package including range, microwave, dishwasher, and refrigerator — ready for everyday living and effortless entertaining. The dining area flows seamlessly to the outdoors through glass sliding doors, leading to the rear porch and creating the perfect indoor-outdoor connection for relaxing evenings or weekend gatherings. The private primary suite serves as a true retreat, complete with a walk-in closet and ensuite bath featuring a walk-in shower. Secondary bedrooms offer flexibility for family, guests, a home office, or hobbies. Enjoy quiet mornings on the 10' x 18' covered front porch and unwind in the evenings on the rear porch overlooking your spacious yard. The property also features a 12' x 40' L-shaped carport, providing ample covered parking and convenience. For added peace of mind, this home includes a 1-year manufacturer warranty — offering confidence in your investment from day one. If you’ve been looking for space and move-in ready convenience without HOA restrictions, this is your opportunity to make it yours before someone else does! Schedule your showing today!

15. 2026-04-30
    price $287,490 1562-char remark

    Show marketing remark (1562 chars)

    Welcome home to 309 Rhett Ct. in Aurora, TX — where modern comfort meets peaceful country living on an oversized 0.36-acre lot with no HOA. This new 2025 home offers 1,568 square feet of inviting, thoughtfully designed living space featuring 4 bedrooms and 2 full bathrooms. Step inside to an open-concept layout filled with natural light, highlighted by a stylish kitchen with a spacious island, sleek modern white cabinetry, and a full appliance package including range, microwave, dishwasher, and refrigerator — ready for everyday living and effortless entertaining. The dining area flows seamlessly to the outdoors through glass sliding doors, leading to the rear porch and creating the perfect indoor-outdoor connection for relaxing evenings or weekend gatherings. The private primary suite serves as a true retreat, complete with a walk-in closet and ensuite bath featuring a walk-in shower. Secondary bedrooms offer flexibility for family, guests, a home office, or hobbies. Enjoy quiet mornings on the 10' x 18' covered front porch and unwind in the evenings on the rear porch overlooking your spacious yard. The property also features a 12' x 40' L-shaped carport, providing ample covered parking and convenience. For added peace of mind, this home includes a 1-year manufacturer warranty — offering confidence in your investment from day one. If you’ve been looking for space and move-in ready convenience without HOA restrictions, this is your opportunity to make it yours before someone else does! Schedule your showing today!

16. 2026-02-27
    listed $289,990 Active 1562-char remark

    Show marketing remark (1562 chars)

    Welcome home to 309 Rhett Ct. in Aurora, TX — where modern comfort meets peaceful country living on an oversized 0.36-acre lot with no HOA. This new 2025 home offers 1,568 square feet of inviting, thoughtfully designed living space featuring 4 bedrooms and 2 full bathrooms. Step inside to an open-concept layout filled with natural light, highlighted by a stylish kitchen with a spacious island, sleek modern white cabinetry, and a full appliance package including range, microwave, dishwasher, and refrigerator — ready for everyday living and effortless entertaining. The dining area flows seamlessly to the outdoors through glass sliding doors, leading to the rear porch and creating the perfect indoor-outdoor connection for relaxing evenings or weekend gatherings. The private primary suite serves as a true retreat, complete with a walk-in closet and ensuite bath featuring a walk-in shower. Secondary bedrooms offer flexibility for family, guests, a home office, or hobbies. Enjoy quiet mornings on the 10' x 18' covered front porch and unwind in the evenings on the rear porch overlooking your spacious yard. The property also features a 12' x 40' L-shaped carport, providing ample covered parking and convenience. For added peace of mind, this home includes a 1-year manufacturer warranty — offering confidence in your investment from day one. If you’ve been looking for space and move-in ready convenience without HOA restrictions, this is your opportunity to make it yours before someone else does! Schedule your showing today!

17. 2025-08-01
    soldstatus
18. 2025-05-01
    historical
19. 2025-03-04
    listed $99,000 Active
20. 2023-06-06
    soldstatus

ⓘ 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: $584 · $49/mo
• Projected year-2 tax: $5,215 · $435/mo
• Expected delta: +$4,631/yr (+$386/mo · 792.9%)

ⓘ 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 4/10 Moderate 24% 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: $25,721
• − Mortgage interest: −$15,964
• − Property taxes: −$584
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − Depreciation: −$8,291
• Taxable loss: −$4,658
• Est. tax savings @ 24.0%: +$1,118
• After-tax cash flow: $1,494/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 — Aurora

• Score: 68/100
• State rank: #449
• US rank: #9120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aurora, TX
• 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

+187.9% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $284,990 NTREIS
• 2026-04-30 Price Changed $287,490 NTREIS
• 2026-02-27 Listed $289,990 NTREIS
• 2025-08-01 Sold (Public Records) — Public Records
• 2025-05-01 Listing Removed — NTREIS
• 2025-03-04 Listed $99,000 NTREIS
• 2023-06-06 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $584 · +5.7% YoY. Source: county tax records.