10661 W County Road 152 · Bullard, TX 75757

$85,500

3 bd · 2.0 ba · 2,023 sqft · SingleFamily public records · 89 Days on market

Built 2007 0.76 ac lot $42/sqft · 81% below area ↓ 24% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in Bullard ISD! This spacious 3-bedroom, 2-bath, 2-car garage home, custom-built in 2007, offers plenty of versatility and is a blank canvas ready for your vision. Situated on approximately 0.7+ acres on CR 152 in Bullard, you’ll enjoy a more private setting while still being just minutes from downtown and a short drive to Tyler. The home does need light renovations throughout, but is currently livable, making it a great option for investors or buyers looking to add value over time. The floor plan is generously sized with good separation between living areas and bedrooms, offering both comfort and privacy. Upstairs, you’ll find a bonus game room with its own private balcony overlooking pastureland and mature trees, an ideal spot to unwind or take in the views. Whether you're looking for your next project or a place to make your own, this property offers strong potential in a highly desirable area.

Key facts

• Pastureland
• 0.7 acres
• Private balcony

Tags

• 0.7 ACRES
• PRIVATE SETTING
• BONUS GAME ROOM
• PRIVATE BALCONY
• PASTURELAND
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.6% vs local median 2.5% in Bullard — 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 77/100 on livability (#91 in TX, #3,180 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Bullard ISD (rural): math 65% / reading 60% proficiency, ranked #48 of 826 in TX (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 581 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $591 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $44k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,370 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.64% ✓
• Cap rate: 20.57%
• Cash-on-cash: 51.00%
• DSCR: 3.27
• GRM: 3.2

CMA / ARV

• ARV (median comp): $523,232
• List price: $85,500
• Delta: -83.66%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Coventry St	0.69mi	4/2.0 (+1)	2,201 (+9%)	20mo	$509,900	$232	32

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: 48.9%
• Equity multiple: 3.13×
• Total profit: $51,083
• Equity at exit: $12,748

10-year hold

• IRR: 54.5%
• Equity multiple: 6.37×
• Total profit: $128,487
• Equity at exit: $7,392

Cash invested: $23,940 (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 75757

• Home prices YoY: -23.6%
• Active inventory: 581
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,254 medium
• Mortgage (P&I): −$448
• Tax from tax record: −$279 /mo · $3,348/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $1,017

Break-even live

Break-even rent $966

Max offer price $85,500

Occupancy floor 50%

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: $21,375
• Closing costs: $2,565
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1033 Stagecoach Bnd Bullard, TX	4.0	2.0	2061	$2,650	$1.29	43d	1	1.13mi
609 Third St Unit 621 Bullard, TX	4.0	3.0	2240	$2,395	$1.07	43d	1	1.17mi
608 Oak St Bullard, TX	3.0	2.0	1791	$1,850	$1.03	43d	1	1.32mi
103 Courtney Dr Bullard, TX	3.0	2.0	1747	$1,950	$1.12	21d	1	1.44mi

Listing history 23 events

1. 2026-06-19
   days on market $85,500 Active 89 DOM
2. 2026-06-18
   days on market $85,500 Active 88 DOM
3. 2026-06-17
   days on market $85,500 Active 87 DOM
4. 2026-06-16
   days on market $85,500 Active 86 DOM
5. 2026-06-15
   days on market $85,500 Active 85 DOM
6. 2026-06-14
   days on market $85,500 Active 83 DOM
7. 2026-06-13
   days on market $85,500 Active 82 DOM
8. 2026-06-10
   pricedays on market $85,500 Active 80 DOM
9. 2026-06-09
   days on market $99,000 Active 79 DOM
10. 2026-06-08
    days on market $99,000 Active 78 DOM
11. 2026-06-07
    days on market $99,000 Active 77 DOM
12. 2026-06-03
    days on market $99,000 Active 73 DOM
13. 2026-06-02
    days on market $99,000 Active 72 DOM
14. 2026-06-01
    days on market $99,000 Active 71 DOM
15. 2026-05-31
    days on market $99,000 Active 70 DOM
16. 2026-05-30
    days on market $99,000 Active 69 DOM
17. 2026-04-24
    price $99,000 940-char remark

    Show marketing remark (940 chars)

    Great opportunity in Bullard ISD! This spacious 3-bedroom, 2-bath, 2-car garage home, custom-built in 2007, offers plenty of versatility and is a blank canvas ready for your vision. Situated on approximately 0.7+ acres on CR 152 in Bullard, you’ll enjoy a more private setting while still being just minutes from downtown and a short drive to Tyler. The home does need light renovations throughout, but is currently livable, making it a great option for investors or buyers looking to add value over time. The floor plan is generously sized with good separation between living areas and bedrooms, offering both comfort and privacy. Upstairs, you’ll find a bonus game room with its own private balcony overlooking pastureland and mature trees, an ideal spot to unwind or take in the views. Whether you're looking for your next project or a place to make your own, this property offers strong potential in a highly desirable area.

18. 2026-04-13
    status Active 940-char remark

    Show marketing remark (940 chars)

    Great opportunity in Bullard ISD! This spacious 3-bedroom, 2-bath, 2-car garage home, custom-built in 2007, offers plenty of versatility and is a blank canvas ready for your vision. Situated on approximately 0.7+ acres on CR 152 in Bullard, you’ll enjoy a more private setting while still being just minutes from downtown and a short drive to Tyler. The home does need light renovations throughout, but is currently livable, making it a great option for investors or buyers looking to add value over time. The floor plan is generously sized with good separation between living areas and bedrooms, offering both comfort and privacy. Upstairs, you’ll find a bonus game room with its own private balcony overlooking pastureland and mature trees, an ideal spot to unwind or take in the views. Whether you're looking for your next project or a place to make your own, this property offers strong potential in a highly desirable area.

19. 2026-04-13
    price $109,000 940-char remark

    Show marketing remark (940 chars)

    Great opportunity in Bullard ISD! This spacious 3-bedroom, 2-bath, 2-car garage home, custom-built in 2007, offers plenty of versatility and is a blank canvas ready for your vision. Situated on approximately 0.7+ acres on CR 152 in Bullard, you’ll enjoy a more private setting while still being just minutes from downtown and a short drive to Tyler. The home does need light renovations throughout, but is currently livable, making it a great option for investors or buyers looking to add value over time. The floor plan is generously sized with good separation between living areas and bedrooms, offering both comfort and privacy. Upstairs, you’ll find a bonus game room with its own private balcony overlooking pastureland and mature trees, an ideal spot to unwind or take in the views. Whether you're looking for your next project or a place to make your own, this property offers strong potential in a highly desirable area.

20. 2026-04-09
    status Pending 940-char remark

    Show marketing remark (940 chars)

    Great opportunity in Bullard ISD! This spacious 3-bedroom, 2-bath, 2-car garage home, custom-built in 2007, offers plenty of versatility and is a blank canvas ready for your vision. Situated on approximately 0.7+ acres on CR 152 in Bullard, you’ll enjoy a more private setting while still being just minutes from downtown and a short drive to Tyler. The home does need light renovations throughout, but is currently livable, making it a great option for investors or buyers looking to add value over time. The floor plan is generously sized with good separation between living areas and bedrooms, offering both comfort and privacy. Upstairs, you’ll find a bonus game room with its own private balcony overlooking pastureland and mature trees, an ideal spot to unwind or take in the views. Whether you're looking for your next project or a place to make your own, this property offers strong potential in a highly desirable area.

21. 2026-03-31
    price $119,900 940-char remark

    Show marketing remark (940 chars)

    Great opportunity in Bullard ISD! This spacious 3-bedroom, 2-bath, 2-car garage home, custom-built in 2007, offers plenty of versatility and is a blank canvas ready for your vision. Situated on approximately 0.7+ acres on CR 152 in Bullard, you’ll enjoy a more private setting while still being just minutes from downtown and a short drive to Tyler. The home does need light renovations throughout, but is currently livable, making it a great option for investors or buyers looking to add value over time. The floor plan is generously sized with good separation between living areas and bedrooms, offering both comfort and privacy. Upstairs, you’ll find a bonus game room with its own private balcony overlooking pastureland and mature trees, an ideal spot to unwind or take in the views. Whether you're looking for your next project or a place to make your own, this property offers strong potential in a highly desirable area.

22. 2026-03-18
    listed $129,900 Active 940-char remark

    Show marketing remark (940 chars)

    Great opportunity in Bullard ISD! This spacious 3-bedroom, 2-bath, 2-car garage home, custom-built in 2007, offers plenty of versatility and is a blank canvas ready for your vision. Situated on approximately 0.7+ acres on CR 152 in Bullard, you’ll enjoy a more private setting while still being just minutes from downtown and a short drive to Tyler. The home does need light renovations throughout, but is currently livable, making it a great option for investors or buyers looking to add value over time. The floor plan is generously sized with good separation between living areas and bedrooms, offering both comfort and privacy. Upstairs, you’ll find a bonus game room with its own private balcony overlooking pastureland and mature trees, an ideal spot to unwind or take in the views. Whether you're looking for your next project or a place to make your own, this property offers strong potential in a highly desirable area.

23. 1998-06-12
    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: $3,348 · $279/mo
• Projected year-2 tax: $3,348 · $279/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $27,044
• − Mortgage interest: −$4,789
• − Property taxes: −$3,348
• − Insurance: −$428
• − Repairs & maintenance: −$2,164
• − Management: −$2,164
• − Depreciation: −$2,487
• Taxable income: $11,665
• Est. tax owed @ 24.0%: −$2,800
• After-tax cash flow: $9,409/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: Bullard ISD
• NCES district ID: 4812060
• Math proficiency: 65% ▼ -2.00%
• Reading proficiency: 60% ▬ 0.00%
• Median HH income: $55,026
• Composite: 53.66/100
• National rank: #1433
• State rank: #48 of 826 in TX

Livability — Bullard

• Score: 77/100
• State rank: #91
• US rank: #3180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,977

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Iranian 5% Italian 4% Slovak 2%
• Foreign-born: 4% · Canada, Guatemala
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.57%
• Current HPI: 189.5215
• 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

-23.8% since first listed

7 events — show timeline

• 2026-04-24 Price Changed $99,000 GTAR
• 2026-04-13 Relisted — GTAR
• 2026-04-13 Price Changed $109,000 GTAR
• 2026-04-09 Pending — GTAR
• 2026-03-31 Price Changed $119,900 GTAR
• 2026-03-18 Listed $129,900 GTAR
• 1998-06-12 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2024): $3,348 · +7.7% YoY. Source: county tax records.