119 Ringo Ct · Runaway Bay, TX 76426

$104,000

1 bd · 1.0 ba · 450 sqft · SingleFamily · 60 Days on market

Built 2025 0.34 ac lot Est $104k · at est. ↓ 17% 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 +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Appreciation +4.6/10.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Wanting an affordable home Super close to the Lake? This is it! Super cute, Private, 1 bedroom, 1 bath New Built home on a Great sized lot at the end of a cul-de-sac surrounded by trees on just over a third of an acre. This is a site built home and not a manufactured home. Brand new home ready to move in. New AC Mini Split system, Beautiful floors, energy efficient windows, metal roof, Spray foam insulation. This home has energy efficient assets all over. Open concept Living and Kitchen area. Private bedroom and full bath and Laundry room. Lake life made affordable in this Tiny House home that is laid out so well, it feels much bigger than the square feet it shows. No carpet. Custom lighti

Key facts

• New built home
• Site built home
• Surrounded by trees

Tags

• NEW BUILT HOME
• GREAT SIZED LOT
• CUL-DE-SAC
• SURROUNDED BY TREES
• SITE BUILT HOME
• NEW AC MINI SPLIT SYSTEM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $35 ($416/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 $95k (8.3% below list).
• Recommended offer: $95k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.9% in Runaway Bay — 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 68/100 on livability (#491 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Bridgeport ISD (rural): math 41% / reading 41% proficiency, ranked #356 of 826 in TX (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bridgeport El (523 students, 70% FRL) — zoned schools average 70% FRL vs 50% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 338 active listings in the ZIP; solid renter incomes; 460 units permitted in Wise County in 2024 (243 in 5+ unit buildings).
• This rent is only 12% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $719 of loan paydown is wiped out by about $853 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 60 days — a 3% lower offer ($101k) 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.

Recommended offer $95,362 (8.3% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $103,950
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Ringo Ct	0.00mi	1/1.0	450 (0%)	3mo	$104,000	$231	97
167 Clear Ridge Dr	0.73mi	1/1.0	500 (+11%)	5mo	$107,000	$214	43
104 Cimmarron Ct	0.58mi	2/2.0 (+1)	500 (+11%)	19mo	$180,000	$360	30

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

Projected returns pro-forma

-0.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.84×
• Total profit: $-4,765
• Equity at exit: $26,004

10-year hold

• IRR: 2.9%
• Equity multiple: 1.28×
• Total profit: $8,101
• Equity at exit: $28,080

Cash invested: $29,120 (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 76426

• Home prices YoY: -0.2%
• Active inventory: 338
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $954 medium
• Mortgage (P&I): −$545
• Tax est. 1.5%: −$130 /mo · $1,560/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $35

Break-even live

Break-even rent $910

Max offer price $104,000

Occupancy floor 91%

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-03-05
   status Pending
2. 2026-02-12
   historical Active Option Contract
3. 2026-01-04
   listed $104,000 Active
4. 2025-12-26
   historical
5. 2025-11-04
   price $104,000
6. 2025-10-20
   price $105,000
7. 2025-09-19
   price $118,000
8. 2025-08-26
   listed $125,000 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: $11,443
• − Mortgage interest: −$5,826
• − Property taxes: −$1,560
• − Insurance: −$520
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$3,025
• Taxable loss: −$1,319
• Est. tax savings @ 24.0%: +$316
• After-tax cash flow: $732/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: Bridgeport ISD
• NCES district ID: 4811340
• Math proficiency: 41% ▼ -4.00%
• Reading proficiency: 41% ▲ 3.00%
• Median HH income: $51,866
• Composite: 35.51/100
• National rank: #4913
• State rank: #356 of 826 in TX

Livability — Runaway Bay

• Score: 68/100
• State rank: #491
• US rank: #9730

Category grades

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

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): 11,632
• Household income: $92,130
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 74.0

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: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 32% Two or more races 9% Black 2% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 72% English-only · Spanish 27%

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: ▼ -0.82%
• Current HPI: 417.89
• 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

-16.8% since first listed

8 events — show timeline

• 2026-03-05 Pending — NTREIS
• 2026-02-12 Contingent — NTREIS
• 2026-01-04 Listed $104,000 NTREIS
• 2025-12-26 Listing Removed — NTREIS
• 2025-11-04 Price Changed $104,000 NTREIS
• 2025-10-20 Price Changed $105,000 NTREIS
• 2025-09-19 Price Changed $118,000 NTREIS
• 2025-08-26 Listed $125,000 NTREIS