134 Sienna Dr · Alvord, TX 76225

$235,990

5 bd · 3.0 ba · 1,804 sqft · SingleFamily · 111 Days on market

Built 2025 6,534 sqft lot $131/sqft · at area comps Est $247k · at est. ↓ 9% 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).

• Cash flow +9.5/30.0
• ARV discount +9.5/15.0
• Schools +4.8/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 21195006 - Built by NHC - Jul 2026 completion! ~ Model 1804-2 A1 - Madison The Madison Plan from our Liberty Series combines style and functionality in a layout that maximizes space for your family’s needs. This 2-story home features 5 bedrooms, 3 bathrooms, a 2-car garage, and 1,804 square feet of well-designed living space. As you step inside, you’ll find a main-level bedroom and a full bathroom, offering a convenient option for guests or a home office. Beyond that, the home opens to a bright and airy living area, where the family room, dining area, and open kitchen with a central island come together seamlessly to create a welcoming space for entertainment and everyday living. Stairs located in the family room lead to the upper level. Upstairs, the primary suite serves as a private retreat, complete with an ensuite bathroom. The upper level also includes three additional bedrooms, another full bathroom, and a conveniently located laundry room to simplify daily tasks.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (21.4% below list).
• Recommended offer: $186k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.1% in Alvord — 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 69/100 on livability (#402 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Alvord ISD (rural): math 58% / reading 52% proficiency, ranked #102 of 826 in TX (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 136 active listings in the ZIP; 460 units permitted in Wise County in 2024 (243 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Wise County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($215k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $185,504 (21.4% 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 111 days. Have you received any prior offers? Is the seller open to a 21% 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. 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: 0.79% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $246,933
• List price: $235,990
• Delta: -4.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
167 Sienna Dr	0.06mi	4/2.0 (-1)	1,804 (0%)	2mo	$241,990	$134	87
302 E Washington St	0.31mi	4/2.0 (-1)	1,780 (-1%)	1mo	$260,000	$146	73
127 Sienna Dr	0.53mi	5/3.0	1,804 (0%)	10mo	$229,990	$127	67
132 Brooke Dr	0.53mi	5/3.0	1,804 (0%)	12mo	$224,990	$125	66
141 Brooke Dr	0.53mi	5/3.0	1,804 (0%)	17mo	$267,990	$149	61
137 Beth Ave	0.58mi	5/3.0	1,804 (0%)	17mo	$266,990	$148	59
112 Brooke Dr	0.53mi	4/2.0 (-1)	1,804 (0%)	11mo	$266,990	$148	57
137 Brooke Dr	0.53mi	4/2.0 (-1)	1,804 (0%)	12mo	$239,990	$133	56
131 Sienna Dr	0.53mi	4/2.0 (-1)	1,804 (0%)	13mo	$264,990	$147	56
138 N Fm 1655	0.68mi	4/2.0 (-1)	1,867 (+4%)	1mo	$499,000	$267	53
160 Brooke Dr	0.53mi	4/2.0 (-1)	1,804 (0%)	18mo	$269,490	$149	52

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

Projected returns pro-forma

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

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-48,746
• Equity at exit: $35,187

10-year hold

• IRR: -14.8%
• Equity multiple: 0.15×
• Total profit: $-55,898
• Equity at exit: $20,404

Cash invested: $66,077 (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 76225

• Home prices YoY: -8.0%
• Active inventory: 136
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,855 medium
• Mortgage (P&I): −$1,238
• Tax est. 1.5%: −$295 /mo · $3,540/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-165

Break-even live

Break-even rent $2,064

Max offer price $212,057

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-84	+0% $-165	+5% $-247	+10% $-328
Rent	-10% $-312	-5% $-239	+0% $-165	+5% $-92	+10% $-19
Rate	-1.0pp $-47	-0.5pp $-105	base $-165	+0.5pp $-227	+1.0pp $-289

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: $58,998
• Closing costs: $7,080
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $235,990 Active 111 DOM
2. 2026-06-18
   days on market $235,990 Active 108 DOM
3. 2026-06-17
   days on market $235,990 Active 107 DOM
4. 2026-06-16
   days on market $235,990 Active 106 DOM
5. 2026-06-15
   days on market $235,990 Active 105 DOM
6. 2026-06-13
   days on market $235,990 Active 103 DOM
7. 2026-06-13
   days on market $235,990 Active 102 DOM
8. 2026-06-09
   days on market $235,990 Active 99 DOM
9. 2026-06-08
   days on market $235,990 Active 98 DOM
10. 2026-06-07
    days on market $235,990 Active 97 DOM
11. 2026-06-04
    days on market $235,990 Active 94 DOM
12. 2026-06-03
    days on market $235,990 Active 93 DOM
13. 2026-06-02
    days on market $235,990 Active 92 DOM
14. 2026-06-01
    days on market $235,990 Active 91 DOM
15. 2026-05-31
    days on market $235,990 Active 90 DOM
16. 2026-05-11
    price $248,990 1004-char remark

    Show marketing remark (1004 chars)

    MLS# 21195006 - Built by NHC - Jul 2026 completion! ~ Model 1804-2 A1 - Madison The Madison Plan from our Liberty Series combines style and functionality in a layout that maximizes space for your family’s needs. This 2-story home features 5 bedrooms, 3 bathrooms, a 2-car garage, and 1,804 square feet of well-designed living space. As you step inside, you’ll find a main-level bedroom and a full bathroom, offering a convenient option for guests or a home office. Beyond that, the home opens to a bright and airy living area, where the family room, dining area, and open kitchen with a central island come together seamlessly to create a welcoming space for entertainment and everyday living. Stairs located in the family room lead to the upper level. Upstairs, the primary suite serves as a private retreat, complete with an ensuite bathroom. The upper level also includes three additional bedrooms, another full bathroom, and a conveniently located laundry room to simplify daily tasks.

17. 2026-03-11
    price $246,990 1004-char remark

    Show marketing remark (1004 chars)

    MLS# 21195006 - Built by NHC - Jul 2026 completion! ~ Model 1804-2 A1 - Madison The Madison Plan from our Liberty Series combines style and functionality in a layout that maximizes space for your family’s needs. This 2-story home features 5 bedrooms, 3 bathrooms, a 2-car garage, and 1,804 square feet of well-designed living space. As you step inside, you’ll find a main-level bedroom and a full bathroom, offering a convenient option for guests or a home office. Beyond that, the home opens to a bright and airy living area, where the family room, dining area, and open kitchen with a central island come together seamlessly to create a welcoming space for entertainment and everyday living. Stairs located in the family room lead to the upper level. Upstairs, the primary suite serves as a private retreat, complete with an ensuite bathroom. The upper level also includes three additional bedrooms, another full bathroom, and a conveniently located laundry room to simplify daily tasks.

18. 2026-03-02
    listed $272,211 Active 1004-char remark

    Show marketing remark (1004 chars)

    MLS# 21195006 - Built by NHC - Jul 2026 completion! ~ Model 1804-2 A1 - Madison The Madison Plan from our Liberty Series combines style and functionality in a layout that maximizes space for your family’s needs. This 2-story home features 5 bedrooms, 3 bathrooms, a 2-car garage, and 1,804 square feet of well-designed living space. As you step inside, you’ll find a main-level bedroom and a full bathroom, offering a convenient option for guests or a home office. Beyond that, the home opens to a bright and airy living area, where the family room, dining area, and open kitchen with a central island come together seamlessly to create a welcoming space for entertainment and everyday living. Stairs located in the family room lead to the upper level. Upstairs, the primary suite serves as a private retreat, complete with an ensuite bathroom. The upper level also includes three additional bedrooms, another full bathroom, and a conveniently located laundry room to simplify daily tasks.

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $22,260
• − Mortgage interest: −$13,219
• − Property taxes: −$3,540
• − Insurance: −$1,180
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$6,865
• Taxable loss: −$6,105
• Est. tax savings @ 24.0%: +$1,465
• After-tax cash flow: $-519/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: Alvord ISD
• NCES district ID: 4808100
• Math proficiency: 58% ▼ -4.00%
• Reading proficiency: 52% ▼ -6.00%
• Median HH income: $57,194
• Composite: 47.65/100
• National rank: #2246
• State rank: #102 of 826 in TX

Livability — Alvord

• Score: 69/100
• State rank: #402
• US rank: #8338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alvord, TX
• Population (ZIP): 3,311

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Romanian 5% Slovak 2% Scotch-Irish 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 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: ▼ -21.95%
• Current HPI: 251.2254
• 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

Price history

-8.5% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $248,990 NTREIS
• 2026-03-11 Price Changed $246,990 NTREIS
• 2026-03-02 Listed $272,211 NTREIS