113 Pine Hurts Dr · Boyd, TX 76023

$276,990

5 bd · 3.0 ba · 2,129 sqft · SingleFamily · 6 Days on market

Built 2026 Fair condition 5,950 sqft lot Est $321k · 14% under $42/mo HOA · 2% of rent

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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 +13.7/15.0
• Cash flow +11.7/30.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• DSCR +3.4/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

New phase now selling! D. R. Horton America's Builder since 2002 is excited to serve as your home builder in the fabulous unique master planned community of Springhill South in Boyd. The two-story Dawson Floorplan, Elevation A, with an estimated Summer completion, offers 5 bedrooms, 3 bathrooms, an upstairs game room, and a 2-car garage, providing a thoughtfully designed layout ideal for modern living. The open-concept first floor features a welcoming family room that flows seamlessly into the dining area and contemporary kitchen, creating a functional space for everyday living and entertaining. The kitchen is equipped with quartz countertops, 36” upper cabinets with hardware, stainle

Key facts

• Contemporary kitchen
• Quartz countertops
• Upstairs game room

Tags

• UPSTAIRS GAME ROOM
• CONTEMPORARY KITCHEN
• QUARTZ COUNTERTOPS
• WALK-IN PANTRY
• FIRST-FLOOR SECONDARY BEDROOM
• PRIVATE PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $277k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-80 ($-962/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (14.3% below list).
• Recommended offer: $237k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.7% in Boyd — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 74/100 on livability (#185 in TX, #4,775 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Boyd ISD (rural): math 36% / reading 38% proficiency, ranked #462 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Boyd El (math 47% / reading 37%, grade F, #1,335 of 4,322 statewide, top 33%, 478 students, 57% FRL).
• Market conditions: 201 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $8k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $237,476 (14.3% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.86% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $321,479
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
266 Birch Forest Ln	0.00mi	5/3.0	2,138 (+0%)	0mo	$280,990	$131	99
219 Greenhill Trl	0.21mi	5/3.0	2,093 (-2%)	3mo	$337,990	$161	85
160 Lilywood Ln	0.17mi	4/2.5 (-1)	2,087 (-2%)	0mo	$304,990	$146	82
192 Mojave Rd	0.18mi	4/2.5 (-1)	2,087 (-2%)	2mo	$314,110	$151	80
195 Greenhill Trl	0.16mi	4/2.5 (-1)	2,219 (+4%)	3mo	$319,990	$144	76
138 Mojave Rd	0.09mi	4/2.5 (-1)	2,367 (+11%)	1mo	$331,990	$140	70
250 Birch Forest Ln	0.04mi	4/2.0 (-1)	1,818 (-15%)	0mo	$269,990	$149	64
204 Mojave Rd	0.20mi	4/2.5 (-1)	2,367 (+11%)	3mo	$331,635	$140	63
109 Daffodil Ln	0.11mi	4/2.0 (-1)	1,838 (-14%)	2mo	$305,990	$166	61
192 Greennhill Trl	0.18mi	4/2.0 (-1)	1,838 (-14%)	1mo	$316,990	$172	59
203 Greenhill Trl	0.17mi	4/2.0 (-1)	1,836 (-14%)	3mo	$309,990	$169	58
215 Greenhill Trl	0.20mi	4/2.0 (-1)	1,836 (-14%)	2mo	$309,990	$169	57

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-49,928
• Equity at exit: $41,300

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-49,799
• Equity at exit: $23,949

Cash invested: $77,557 (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 76023

• Home prices YoY: -3.6%
• Active inventory: 201
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,375 medium
• Mortgage (P&I): −$1,453
• Tax est. 1.5%: −$346 /mo · $4,155/yr
• Insurance: −$115
• HOA: −$42
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-80

Break-even live

Break-even rent $2,476

Max offer price $265,391

Occupancy floor 98%

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: $69,248
• Closing costs: $8,310
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Greengate Dr Boyd, TX	4.0	2.5	2084	$2,495	$1.20	10d	1	0.18mi
156 Birch St Boyd, TX	4.0	2.0	1587	$2,150	$1.35	2d	1	0.26mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 2 events

1. 2026-04-28
   status Pending
2. 2026-04-22
   listed $276,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,497
• − Mortgage interest: −$15,516
• − Property taxes: −$4,155
• − Insurance: −$1,385
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − HOA: −$504
• − Depreciation: −$8,058
• Taxable loss: −$5,680
• Est. tax savings @ 24.0%: +$1,363
• After-tax cash flow: $401/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.

Condition & rehab AI · 0 photos

Fair 45/100 Moderate rehab

The home is in fair condition with average exterior and interior walls. It needs minor repairs to landscaping and painting to improve its resale and rental value.

Repairs flagged

• Minor Landscaping — Minimal landscaping with grass and shrubs, could benefit from some additional greenery.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and can increase both resale and rental value.
• Both Painting interior walls — Fresh paint can improve the home's appearance and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Minimal landscaping with grass and shrubs, could benefit from some additional greenery.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Painting interior walls — Fresh paint can improve the home's appearance and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Boyd ISD
• NCES district ID: 4811010
• Math proficiency: 36% ▼ -3.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $51,462
• Composite: 32.14/100
• National rank: #5796
• State rank: #462 of 826 in TX

Livability — Boyd

• Score: 74/100
• State rank: #185
• US rank: #4775

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,192

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Scotch-Irish 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% Russian/Polish/Slavic 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: ▼ -10.08%
• Current HPI: 268.5024
• 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

2 events — show timeline

• 2026-04-28 Pending — NTREIS
• 2026-04-22 Listed $276,990 NTREIS