729 Soaring Hawk Dr · Annetta, TX 76008

$450,620

5 bd · 4.0 ba · 2,954 sqft · SingleFamily · 69 Days on market

Built 2026 6,011 sqft lot $153/sqft · 42% below area Est $775k · 42% under $88/mo HOA · 3% 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 +15.0/15.0
• Cash flow +6.3/30.0
• Schools +6.2/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful new D.R. Horton home in the Morningstar community located in highly sought-after Aledo ISD! The Palm floorplan, elevation B, with an estimated Summer completion, offers a spacious two-story layout with 5 bedrooms, 4 bathrooms, a game room, loft, and a 2-car garage, ideal for larger households or multi-generational living. The open-concept design features a generous family room that flows into the dining area and modern kitchen, creating an inviting space for everyday living and entertaining. The kitchen includes 42” upper cabinets with crown molding, cabinet hardware, soft-close drawers and cabinets, quartz countertops, a ceramic tile backsplash, stainless steel appliances, a gas range, and a pantry for added storage. RevWood flooring extends throughout the main living areas for durability and style. The private primary suite is located on the first floor and features an en-suite bath with dual sinks, a separate soaking tub and walk-in shower, and a spacious walk-in closet. An additional bedroom and full bath are also located on the first floor, while the second level offers three more bedrooms, a loft, and a large game room for added living and entertainment space. A covered patio enhances outdoor living, while modern finishes, energy-efficient construction, and America’s Smart Home Technology package add everyday convenience. Exterior features include a landscaping package with a full sprinkler system and a fully fenced backyard. Morningstar residents enjoy resort-style pools, playgrounds, parks, a dog park, and scenic walking trails.

Key facts

• 6,011 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $451k.

Deal economics

• At list price, monthly cash flow is $-810 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $333k (26.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (32.8% below list).
• Recommended offer: $303k (32.8% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 2.8% in Annetta — 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 (#471 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Aledo ISD (rural): math 66% / reading 68% proficiency, ranked #11 of 826 in TX (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.8%/yr); 818 active listings in the ZIP; high-income renter base; 437 units permitted in Parker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($424k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $302,743 (32.8% 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 69 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.67% ✗
• Cap rate: 4.13%
• Cash-on-cash: -7.71%
• DSCR: 0.66
• GRM: 12.4

CMA / ARV

• ARV (median comp): $774,838
• List price: $450,620
• Delta: -41.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Royal Oak Dr	0.57mi	5/3.5	3,172 (+7%)	12mo	$775,000	$244	49
1063 Tobey Ct	0.57mi	4/3.5 (-1)	2,844 (-4%)	15mo	$850,000	$299	48
1064 Tobey Ct	0.56mi	4/3.5 (-1)	3,298 (+12%)	3mo	$860,000	$261	45
1001 Tobey Ct	0.57mi	4/3.0 (-1)	3,379 (+14%)	0mo	$874,900	$259	40
570 S Point Ct	0.73mi	4/3.0 (-1)	2,745 (-7%)	8mo	$575,000	$209	39

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 · 3.82% rent growth · sell at horizon

5-year hold

• IRR: -28.8%
• Equity multiple: 0.03×
• Total profit: $-122,021
• Equity at exit: $67,189

10-year hold

• IRR: -25.4%
• Equity multiple: -0.28×
• Total profit: $-161,809
• Equity at exit: $38,961

Cash invested: $126,174 (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 76008

• Home prices YoY: -16.5%
• Rents YoY: 3.8%
• Active inventory: 818
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $3,027 medium
• Mortgage (P&I): −$2,363
• Tax est. 1.5%: −$563 /mo · $6,759/yr
• Insurance: −$188
• HOA: −$88
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $-810

Break-even live

Break-even rent $4,053

Max offer price $333,345

Occupancy floor —

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: $112,655
• Closing costs: $13,519
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $88 · $1,056/yr
• Likely covers: gaslandscapingpool

Listing history 14 events

1. 2026-06-18
   days on market $450,620 Active 69 DOM
2. 2026-06-17
   days on market $450,620 Active 68 DOM
3. 2026-06-16
   days on market $450,620 Active 67 DOM
4. 2026-06-15
   days on market $450,620 Active 66 DOM
5. 2026-06-13
   days on market $450,620 Active 64 DOM
6. 2026-06-09
   days on market $450,620 Active 60 DOM
7. 2026-06-08
   days on market $450,620 Active 59 DOM
8. 2026-06-07
   days on market $450,620 Active 58 DOM
9. 2026-06-04
   pricedays on market $450,620 Active 55 DOM
10. 2026-06-03
    days on market $447,620 Active 54 DOM
11. 2026-06-02
    days on market $447,620 Active 53 DOM
12. 2026-06-01
    days on market $447,620 Active 52 DOM
13. 2026-05-31
    days on market $447,620 Active 51 DOM
14. 2026-04-09
    listed $447,620 Active 1584-char remark

    Show marketing remark (1584 chars)

    Beautiful new D.R. Horton home in the Morningstar community located in highly sought-after Aledo ISD! The Palm floorplan, elevation B, with an estimated Summer completion, offers a spacious two-story layout with 5 bedrooms, 4 bathrooms, a game room, loft, and a 2-car garage, ideal for larger households or multi-generational living. The open-concept design features a generous family room that flows into the dining area and modern kitchen, creating an inviting space for everyday living and entertaining. The kitchen includes 42” upper cabinets with crown molding, cabinet hardware, soft-close drawers and cabinets, quartz countertops, a ceramic tile backsplash, stainless steel appliances, a gas range, and a pantry for added storage. RevWood flooring extends throughout the main living areas for durability and style. The private primary suite is located on the first floor and features an en-suite bath with dual sinks, a separate soaking tub and walk-in shower, and a spacious walk-in closet. An additional bedroom and full bath are also located on the first floor, while the second level offers three more bedrooms, a loft, and a large game room for added living and entertainment space. A covered patio enhances outdoor living, while modern finishes, energy-efficient construction, and America’s Smart Home Technology package add everyday convenience. Exterior features include a landscaping package with a full sprinkler system and a fully fenced backyard. Morningstar residents enjoy resort-style pools, playgrounds, parks, a dog park, and scenic walking trails.

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,329
• − Mortgage interest: −$25,242
• − Property taxes: −$6,759
• − Insurance: −$2,253
• − Repairs & maintenance: −$2,906
• − Management: −$2,906
• − HOA: −$1,056
• − Depreciation: −$13,109
• Taxable loss: −$17,903
• Est. tax savings @ 24.0%: +$4,297
• After-tax cash flow: $-5,429/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: Aledo ISD
• NCES district ID: 4807780
• Math proficiency: 66% ▼ -8.00%
• Reading proficiency: 68% ▼ -2.00%
• Median HH income: $102,936
• Composite: 61.94/100
• National rank: #725
• State rank: #11 of 826 in TX

Livability — Annetta

• Score: 68/100
• State rank: #471
• US rank: #9468

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Parker County · 144,797 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 25,165
• Household income: $168,314
• Rent vs Own: 8.2% rent · 91.8% own
• Severe rent burden: 27.0

Population outlook (Parker County) Hauer SSP2

• Today (2025): 147,426 people
• By 2030: 157,863 · +7.1%
• By 2040: 177,519 · +20.4%
• By 2050: 194,786 · +32.1%
• By 2075: 238,799 · +62.0%
• By 2100: 264,126 · +79.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Parker

• 2024 margin: Solid R (+66.4) · D 16.4% · R 82.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -55.2pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+64.4 2016: R+67.5 2012: R+65.8 2008: R+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.05%
• Current HPI: 242.9582
• Rent YoY: ▲ 3.82%
• 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

1 event — show timeline

• 2026-04-09 Listed $447,620 NTREIS