724 Rocky Ridge Flatts Rd · Oak Ridge, TX 76240

$165,000

2 bd · 1.0 ba · 1,656 sqft · SingleFamily public records · 203 Days on market

Built 2015 0.89 ac lot $100/sqft · 62% below area Est $228k · 28% under

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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 +15.0/15.0
• Cash flow +8.4/30.0
• Schools +3.8/10.0
• 1% rule +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single-family home remodeled in 2015 with gated community, metal roof, covered porches, 2 car carports each, kitchen island, all appliances including washer and dryer. Approx. 1 hour north of Dallas, 20 minutes from largest Casino in the world-Winstar... Approx. 15 minutes from Gainesville or Sherman, and minutes away from area Lakes. Tenant occupied, do not disturb tenant.

Key facts

• Gated community
• Covered porches
• Metal roof

Tags

• GATED COMMUNITY
• METAL ROOF
• COVERED PORCHES
• KITCHEN ISLAND
• ALL APPLIANCES

🏷️ Possibly a rental listed for sale. The $165,000 price doesn't fit this home's estimated sale value (~$228,407) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (12.9% below list).
• Recommended offer: $139k (16.0% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 2.6% in Oak Ridge — 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 62/100 on livability (#900 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Callisburg ISD (rural): math 39% / reading 48% proficiency, ranked #266 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Callisburg El (math 42% / reading 44%, grade F, #1,283 of 4,322 statewide, top 30%, 549 students, 50% FRL); Callisburg Middle (math 36% / reading 46%, grade F, #613 of 1,662 statewide, top 38%, 256 students, 43% FRL); Callisburg H S (math 37% / reading 67%, grade D+, #447 of 1,632 statewide, top 29%, 355 students, 37% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 461 active listings in the ZIP; 190 units permitted in Cooke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 14900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,644 (16.0% 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 203 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.88%
• DSCR: 0.83
• GRM: 9.6

CMA / ARV

• ARV (median comp): $228,407
• List price: $165,000
• Delta: -27.76%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
639 County Road 174	0.33mi	3/2.0 (+1)	1,692 (+2%)	18mo	$534,000	$316	57
516 Captains Cutt Rd	0.15mi	3/2.0 (+1)	1,428 (-14%)	21mo	$249,900	$175	44
8376 E US Highway 82	0.59mi	3/2.0 (+1)	1,904 (+15%)	11mo	$475,000	$249	29

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: -22.7%
• Equity multiple: 0.22×
• Total profit: $-36,129
• Equity at exit: $24,602

10-year hold

• IRR: -16.8%
• Equity multiple: 0.06×
• Total profit: $-43,249
• Equity at exit: $14,266

Cash invested: $46,200 (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 76240

• Active inventory: 461
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,437 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$350 /mo · $4,201/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-149

Break-even live

Break-even rent $1,625

Max offer price $138,644

Occupancy floor —

Sensitivity live

Price	-10% $-56	-5% $-102	+0% $-149	+5% $-196	+10% $-243
Rent	-10% $-263	-5% $-206	+0% $-149	+5% $-92	+10% $-36
Rate	-1.0pp $-66	-0.5pp $-107	base $-149	+0.5pp $-192	+1.0pp $-235

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $165,000 Active 203 DOM
2. 2026-06-19
   days on market $165,000 Active 201 DOM
3. 2026-06-18
   days on market $165,000 Active 200 DOM
4. 2026-06-17
   days on market $165,000 Active 199 DOM
5. 2026-06-16
   pricedays on market $165,000 Active 198 DOM
6. 2026-06-15
   days on market $170,000 Active 197 DOM
7. 2026-06-14
   days on market $170,000 Active 195 DOM
8. 2026-06-12
   days on market $170,000 Active 194 DOM
9. 2026-06-09
   days on market $170,000 Active 191 DOM
10. 2026-06-08
    days on market $170,000 Active 190 DOM
11. 2026-06-07
    days on market $170,000 Active 189 DOM
12. 2026-06-05
    days on market $170,000 Active 186 DOM
13. 2026-06-03
    days on market $170,000 Active 185 DOM
14. 2026-06-02
    days on market $170,000 Active 184 DOM
15. 2026-06-01
    days on market $170,000 Active 183 DOM
16. 2026-05-31
    days on market $170,000 Active 182 DOM
17. 2026-05-30
    days on market $170,000 Active 181 DOM
18. 2026-04-08
    historical $1,250
19. 2026-03-27
    price $1,250
20. 2026-03-23
    price $170,000 376-char remark

    Show marketing remark (376 chars)

    Single-family home remodeled in 2015 with gated community, metal roof, covered porches, 2 car carports each, kitchen island, all appliances including washer and dryer. Approx. 1 hour north of Dallas, 20 minutes from largest Casino in the world-Winstar... Approx. 15 minutes from Gainesville or Sherman, and minutes away from area Lakes. Tenant occupied, do not disturb tenant.

21. 2026-02-04
    listed $1,100
22. 2025-11-30
    listed $175,000 Active 376-char remark

    Show marketing remark (376 chars)

    Single-family home remodeled in 2015 with gated community, metal roof, covered porches, 2 car carports each, kitchen island, all appliances including washer and dryer. Approx. 1 hour north of Dallas, 20 minutes from largest Casino in the world-Winstar... Approx. 15 minutes from Gainesville or Sherman, and minutes away from area Lakes. Tenant occupied, do not disturb tenant.

23. 2025-11-05
    historical $1,100
24. 2025-10-28
    listed $1,100
25. 2014-10-10
    soldstatus
26. 2014-10-10
    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: $4,201 · $350/mo
• Projected year-2 tax: $4,201 · $350/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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,239
• − Mortgage interest: −$9,243
• − Property taxes: −$4,201
• − Insurance: −$825
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$4,800
• Taxable loss: −$4,588
• Est. tax savings @ 24.0%: +$1,101
• After-tax cash flow: $-689/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: Callisburg ISD
• NCES district ID: 4812510
• Math proficiency: 39% ▼ -17.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $61,269
• Composite: 38.44/100
• National rank: #4196
• State rank: #266 of 826 in TX

Livability — Oak Ridge

• Score: 62/100
• State rank: #900
• US rank: #16164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Ridge, TX
• County: Cooke County · 29,419 people
• Metro: Gainesville, TX
• Population (ZIP): 29,419
• Household income: $71,502
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 660.0

Population outlook (Cooke County) Hauer SSP2

• Today (2025): 39,965 people
• By 2030: 39,974 · +0.0%
• By 2040: 39,772 · -0.5%
• By 2050: 39,258 · -1.8%
• By 2075: 37,262 · -6.8%
• By 2100: 33,363 · -16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 24% Two or more races 14% Black 5%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Serbian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 16% Other Indo-European 1%

Political lean MEDSL · Cooke

• 2024 margin: Solid R (+66.9) · D 16.2% · R 83.1%
• 2008→2024 swing: -8.2pp toward R · 2008: -58.7pp · 2024: -66.9pp
• All cycles: 2024: R+66.9 2020: R+65.2 2016: R+68.1 2012: R+67.6 2008: R+58.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -198.63%
• Current HPI: 247.3822
• Rent YoY: —
• Metro: Gainesville, 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

+13.6% since first listed

9 events — show timeline

• 2026-04-08 Rental Removed $1,250 RentEngineListings
• 2026-03-27 Price Changed $1,250 RentEngineListings
• 2026-03-23 Price Changed $170,000 NTREIS
• 2026-02-04 Listed for Rent $1,100 RentEngineListings
• 2025-11-30 Listed $175,000 NTREIS
• 2025-11-05 Rental Removed $1,100 RentEngineListings
• 2025-10-28 Listed for Rent $1,100 RentEngineListings
• 2014-10-10 Sold (Public Records) — Public Records
• 2014-10-10 Sold (Public Records) — Public Records

Property tax history

+10.6%/yr

Latest (2025): $4,201 · +2.8% YoY. Source: county tax records.