116 Bandana Cir · Rhome, TX 76071

$259,000

3 bd · 2.0 ba · 1,379 sqft · SingleFamily public records · 28 Days on market

Built 2020 6,055 sqft lot $188/sqft · 10% below area Est $289k · 10% under $37/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 +12.2/15.0
• Cash flow +9.3/30.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The gorgeous Blanco floor plan is now available in the stunning community, Chisholm Springs. This brand-new home features an open layout, 3 bedrooms and 2 full baths complete with thousands of dollars in included upgrades. Enjoy energy-efficient appliances, granite countertops, luxury wood-style flooring, an attached two-car garage with a wi-fi-enabled opener and more. The Blanco also features a covered patio, a fully fenced backyard and a beautifully landscaped front yard.

Key facts

• Rich dark cabinetry
• Ample counter space
• Large center island

Tags

• OPEN CONCEPT LAYOUT
• BRIGHT FLOORPLAN
• RICH DARK CABINETRY
• STAINLESS STEEL APPLIANCES
• AMPLE COUNTER SPACE
• LARGE CENTER ISLAND

Property features AI

Finance

• Other: Possession negotiable
• Financial info: Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: Mandatory HOA with annual fee (management fees included); HOA fee: $440 annually; HOA management company: Chisholm Springs Mgd Spectrum Assoc.

Exterior

• Parking: Attached 2-car garage with garage door opener and garage facing front; 2 covered parking spaces
• Security: Security system
• Utilities: City water; City sewer; Power: electric
• Home design: Single-family residence; Residential property; One story; Preowned (built in 2020); Subdivision: Chisholm Spgs Ph2
• Construction: Brick construction; Composition roof; Slab foundation; Year built 2020
• Exterior features: Full wood fencing; Sidewalks; Concrete on property

Interior

• Kitchen: Kitchen island; Pantry; Electric cooktop; Electric oven; Microwave; Refrigerator
• Bedrooms: Three bedrooms (all on the main level); Primary bedroom on main level with walk-in closet
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Cable TV available; High-speed internet available; Room count: 7; One living area; One dining area; One level
• Laundry & utility: Utility room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (20.6% below list).
• Recommended offer: $206k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.7% in Rhome — 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 74/100 on livability (#165 in TX, #4,376 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F.
• Northwest ISD (rural): math 48% / reading 52% proficiency, ranked #120 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Seven Hills El (math 28% / reading 33%, grade F, #2,464 of 4,322 statewide, top 58%, 667 students, 48% FRL); Chisholm Trail Middle (math 39% / reading 35%, grade F, #756 of 1,662 statewide, top 47%, 684 students, 51% FRL); Northwest H S (math 55% / reading 64%, grade C+, #275 of 1,632 statewide, top 19%, 2,264 students, 0% FRL).
• Market conditions: 82 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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

• It's been on market 28 days — a 2% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $205,548 (20.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.79% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.17%
• DSCR: 0.86
• GRM: 10.5

CMA / ARV

• ARV (median comp): $289,056
• List price: $259,000
• Delta: -10.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Bandana Cir	0.03mi	3/2.0	1,379 (0%)	2mo	$265,000	$192	97
165 Buffalo Ridge Dr	0.15mi	3/2.0	1,330 (-4%)	7mo	$270,000	$203	81
165 Cattlemans Creek Rd W	0.25mi	3/2.0	1,379 (0%)	10mo	$275,000	$199	80
192 Cattlemans Creek Rd	0.17mi	3/2.0	1,330 (-4%)	8mo	$245,000	$184	79
125 Dodge City Ct	0.29mi	3/2.0	1,330 (-4%)	3mo	$219,999	$165	78
178 Buffalo Ridge Dr	0.14mi	3/2.0	1,330 (-4%)	12mo	$272,000	$205	77
118 Palomino Bend Dr	0.39mi	3/2.0	1,379 (0%)	6mo	$261,000	$189	77
104 Yearling Ct	0.26mi	3/2.0	1,379 (0%)	14mo	$315,000	$228	77
186 Drifter Dr	0.33mi	3/2.0	1,379 (0%)	22mo	$279,900	$203	66
106 Dodge City Ct	0.23mi	3/2.0	1,330 (-4%)	21mo	$290,000	$218	66
198 Buffalo Ridge Dr	0.21mi	3/2.0	1,219 (-12%)	22mo	$280,000	$230	53
164 Holster Hollow Rd	0.37mi	3/2.0	1,218 (-12%)	22mo	$268,000	$220	45

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: -21.6%
• Equity multiple: 0.25×
• Total profit: $-54,110
• Equity at exit: $38,618

10-year hold

• IRR: -15.2%
• Equity multiple: 0.14×
• Total profit: $-62,623
• Equity at exit: $22,394

Cash invested: $72,520 (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 76071

• Home prices YoY: -19.1%
• Active inventory: 82
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,055 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$312 /mo · $3,745/yr
• Insurance: −$108
• HOA: −$37
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-191

Break-even live

Break-even rent $2,298

Max offer price $225,196

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-118	+0% $-191	+5% $-265	+10% $-338
Rent	-10% $-354	-5% $-273	+0% $-191	+5% $-110	+10% $-29
Rate	-1.0pp $-61	-0.5pp $-125	base $-191	+0.5pp $-258	+1.0pp $-327

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Outfitters Ct Newark, TX	3.0	2.0	1219	$1,799	$1.48	3d	1	0.21mi
139 Drifter Dr Newark, TX	3.0	2.0	1658	$1,945	$1.17	45d	1	0.22mi
167 Drifter Dr Unit 167DD Newark, TX	3.0	2.0	1379	$1,895	$1.37	45d	1	0.29mi
158 Drifter Dr Newark, TX	3.0	2.0	1379	$1,895	$1.37	45d	1	0.29mi
162 Drifter Dr Unit 162DD Newark, TX	3.0	2.0	1379	$1,895	$1.37	14d	1	0.30mi
128 Holster Hollow Rd Newark, TX	3.0	2.0	1218	$1,795	$1.47	45d	1	0.31mi
141 Banjo Trl Newark, TX	3.0	2.0	1379	$1,895	$1.37	4d	1	0.32mi
157 Switchback Hill Rd Newark, TX	4.0	2.0	1784	$1,985	$1.11	14d	1	0.33mi
160 Holster Hollow Rd Newark, TX	3.0	2.0	1218	$1,850	$1.52	23d	1	0.37mi
108 Saloon Cv E Newark, TX	3.0	2.0	1658	$1,959	$1.18	23d	1	0.37mi
174 Switchback Hill Rd Newark, TX	4.0	2.0	1784	$2,045	$1.15	14d	1	0.38mi
223 Drifter Dr Newark, TX	3.0	2.0	1379	$1,950	$1.41	20d	1	0.42mi
108 Telegraph Trl Newark, TX	3.0	2.0	1662	$1,995	$1.20	18d	1	0.47mi

HOA detail

• Monthly dues: $37 · $444/yr
• Likely covers: internet

Listing history 21 events

1. 2026-06-22
   days on market $259,000 Active 28 DOM
2. 2026-06-18
   days on market $259,000 Active 25 DOM
3. 2026-06-17
   status $259,000 Active 24 DOM
4. 2026-06-08
   statusdays on market $259,000 Pending 24 DOM
5. 2026-06-07
   days on market $259,000 Active Option Contract 23 DOM
6. 2026-06-04
   days on market $259,000 Active Option Contract 20 DOM
7. 2026-06-03
   days on market $259,000 Active Option Contract 19 DOM
8. 2026-06-02
   days on market $259,000 Active Option Contract 18 DOM
9. 2026-06-01
   days on market $259,000 Active Option Contract 17 DOM
10. 2026-05-31
    days on market $259,000 Active Option Contract 16 DOM
11. 2026-05-14
    listed $259,000 Active 1320-char remark
12. 2023-12-27
    historical $1,995
13. 2023-11-15
    listed $1,995
14. 2022-03-23
    price $1,850
15. 2021-01-29
    soldstatus Sold 478-char remark

    Show marketing remark (478 chars)

    The gorgeous Blanco floor plan is now available in the stunning community, Chisholm Springs. This brand-new home features an open layout, 3 bedrooms and 2 full baths complete with thousands of dollars in included upgrades. Enjoy energy-efficient appliances, granite countertops, luxury wood-style flooring, an attached two-car garage with a wi-fi-enabled opener and more. The Blanco also features a covered patio, a fully fenced backyard and a beautifully landscaped front yard.

16. 2021-01-04
    status Pending 478-char remark

    Show marketing remark (478 chars)

    The gorgeous Blanco floor plan is now available in the stunning community, Chisholm Springs. This brand-new home features an open layout, 3 bedrooms and 2 full baths complete with thousands of dollars in included upgrades. Enjoy energy-efficient appliances, granite countertops, luxury wood-style flooring, an attached two-car garage with a wi-fi-enabled opener and more. The Blanco also features a covered patio, a fully fenced backyard and a beautifully landscaped front yard.

17. 2021-01-04
    status Active 478-char remark

    Show marketing remark (478 chars)

    The gorgeous Blanco floor plan is now available in the stunning community, Chisholm Springs. This brand-new home features an open layout, 3 bedrooms and 2 full baths complete with thousands of dollars in included upgrades. Enjoy energy-efficient appliances, granite countertops, luxury wood-style flooring, an attached two-car garage with a wi-fi-enabled opener and more. The Blanco also features a covered patio, a fully fenced backyard and a beautifully landscaped front yard.

18. 2020-12-23
    status Pending 478-char remark

    Show marketing remark (478 chars)

    The gorgeous Blanco floor plan is now available in the stunning community, Chisholm Springs. This brand-new home features an open layout, 3 bedrooms and 2 full baths complete with thousands of dollars in included upgrades. Enjoy energy-efficient appliances, granite countertops, luxury wood-style flooring, an attached two-car garage with a wi-fi-enabled opener and more. The Blanco also features a covered patio, a fully fenced backyard and a beautifully landscaped front yard.

19. 2020-12-15
    status Active 478-char remark

    Show marketing remark (478 chars)

    The gorgeous Blanco floor plan is now available in the stunning community, Chisholm Springs. This brand-new home features an open layout, 3 bedrooms and 2 full baths complete with thousands of dollars in included upgrades. Enjoy energy-efficient appliances, granite countertops, luxury wood-style flooring, an attached two-car garage with a wi-fi-enabled opener and more. The Blanco also features a covered patio, a fully fenced backyard and a beautifully landscaped front yard.

20. 2020-12-02
    status Pending 478-char remark

    Show marketing remark (478 chars)

    The gorgeous Blanco floor plan is now available in the stunning community, Chisholm Springs. This brand-new home features an open layout, 3 bedrooms and 2 full baths complete with thousands of dollars in included upgrades. Enjoy energy-efficient appliances, granite countertops, luxury wood-style flooring, an attached two-car garage with a wi-fi-enabled opener and more. The Blanco also features a covered patio, a fully fenced backyard and a beautifully landscaped front yard.

21. 2020-11-24
    listed $235,900 Active 478-char remark

    Show marketing remark (478 chars)

    The gorgeous Blanco floor plan is now available in the stunning community, Chisholm Springs. This brand-new home features an open layout, 3 bedrooms and 2 full baths complete with thousands of dollars in included upgrades. Enjoy energy-efficient appliances, granite countertops, luxury wood-style flooring, an attached two-car garage with a wi-fi-enabled opener and more. The Blanco also features a covered patio, a fully fenced backyard and a beautifully landscaped front yard.

ⓘ 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: $3,745 · $312/mo
• Projected year-2 tax: $4,740 · $395/mo
• Expected delta: +$995/yr (+$83/mo · 26.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $24,666
• − Mortgage interest: −$14,508
• − Property taxes: −$3,745
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − HOA: −$444
• − Depreciation: −$7,535
• Taxable loss: −$6,807
• Est. tax savings @ 24.0%: +$1,634
• After-tax cash flow: $-663/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: Northwest ISD
• NCES district ID: 4833180
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $85,315
• Composite: 46.15/100
• National rank: #2504
• State rank: #120 of 826 in TX

Livability — Rhome

• Score: 74/100
• State rank: #165
• US rank: #4376

Category grades

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

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): 5,159
• Household income: $101,989
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 31.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 17% Two or more races 11% Black 3%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 2% Portuguese 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 10% Other Asian/Pacific 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: ▼ -47.62%
• Current HPI: 201.8868
• 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

+9.8% since first listed

14 events — show timeline

• 2026-06-17 Relisted — NTREIS
• 2026-06-08 Pending — NTREIS
• 2026-05-29 Contingent — NTREIS
• 2026-05-14 Listed $259,000 NTREIS
• 2023-12-27 Rental Removed $1,995 RENT.
• 2023-11-15 Listed for Rent $1,995 RENT.
• 2022-03-23 Price Changed $1,850 RENT.
• 2021-01-29 Sold (MLS) — NTREIS
• 2021-01-04 Pending — NTREIS
• 2021-01-04 Relisted — NTREIS
• 2020-12-23 Pending — NTREIS
• 2020-12-15 Relisted — NTREIS
• 2020-12-02 Pending — NTREIS
• 2020-11-24 Listed $235,900 NTREIS

Property tax history

+73.0%/yr

Latest (2025): $3,745 · -10.6% YoY. Source: county tax records.