7680 Private Road 2576 · Union Valley, TX 75474

$309,999

3 bd · 2.5 ba · 1,656 sqft · SingleFamily public records · 20 Days on market

Built 1994 1.06 ac lot $187/sqft · 15% below area Est $364k · 15% 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 +14.2/15.0
• Appreciation +10.0/10.0
• Cash flow +5.1/30.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Your vision is needed to bring this majestic home back to life! With a little elbow grease and your personal touch this home can be restored to her once beautiful state. The 1 acre lot is scattered with trees for serene and private living. Enter up the steps to the partial wrap around porch that will have you picturing cool evenings and glorious mornings sitting and enjoying your surroundings. French doors off the breakfast nook lead out to a back porch. Plenty of room inside for the family to make lots and lots of memories here. All bedrooms are upstairs. The primary bedroom has lots of natural light and ensuite bath. Generous sized 2nd and 3rd bedroom share a hall bath. Bring your design ideas and make this your forever home on a quiet country road. Seller is a licensed REAL ESTATE Agent. Priced to sell! List price reflects condition.

Key facts

• Full acre of land
• Outdoor space
• Mature trees

Tags

• FULL ACRE OF LAND
• MATURE TREES
• BEAUTIFUL FRONT PORCH
• OUTDOOR SPACE

Property features AI

Finance

• Other: Lot size approximately 1.06 acres; Will not subdivide
• Financial info: Listing terms include Cash, Conventional, FHA, and VA loan
• HOA & community: No association

Exterior

• Parking: No garage
• Utilities: Septic; Outside city limits; Unincorporated area
• Home design: Single family residence (residential); Two stories; Property is attached; Subdivision: Oak Ridge Estate Add
• Construction: Built in 1994; Siding construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered porch(es); Front porch; Rear porch; Covered patio; Outbuilding, shed(s), storage and workshop on property; Acreage with large backyard grass, few trees and many trees

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Bedrooms: Three bedrooms total; Primary bedroom upstairs with ensuite bath and walk-in closet; Two additional bedrooms upstairs
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Decorative lighting; High-speed internet available; Open floorplan; Walk-in closet(s); Seven total rooms; One living area; One dining area; Two levels
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-717 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (40.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (45.4% below list).
• Recommended offer: $169k (45.4% below list) — sets the bar for 1% rule.
• Cap rate 3.5% vs local median 1.6% in Union Valley — 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 56/100 on livability (#1,287 in TX) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A, employment A-; Watch: amenities F, commute F, health & safety F.
• Quinlan ISD (rural): math 27% / reading 34% proficiency, ranked #610 of 826 in TX (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: D C Cannon El (765 students, 81% FRL) — zoned schools average 81% FRL vs 60% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 336 active listings in the ZIP; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).
• This rent runs 32% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $169,124 (45.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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: 0.55% ✗
• Cap rate: 3.52%
• Cash-on-cash: -9.91%
• DSCR: 0.56
• GRM: 15.3

CMA / ARV

• ARV (median comp): $364,214
• List price: $309,999
• Delta: -9.67%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 2.42×
• Total profit: $123,150
• Equity at exit: $279,272

10-year hold

• IRR: 16.3%
• Equity multiple: 5.59×
• Total profit: $398,500
• Equity at exit: $602,260

Cash invested: $86,800 (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 75474

• Home prices YoY: 7.5%
• Active inventory: 336
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $1,691 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$298 /mo · $3,577/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-717

Break-even live

Break-even rent $2,599

Max offer price $183,370

Occupancy floor —

Sensitivity live

Price	-10% $-541	-5% $-629	+0% $-717	+5% $-805	+10% $-892
Rent	-10% $-850	-5% $-784	+0% $-717	+5% $-650	+10% $-583
Rate	-1.0pp $-561	-0.5pp $-638	base $-717	+0.5pp $-797	+1.0pp $-879

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $309,999 Active 20 DOM
2. 2026-06-18
   days on market $309,999 Active 17 DOM
3. 2026-06-17
   days on market $309,999 Active 16 DOM
4. 2026-06-16
   days on market $309,999 Active 15 DOM
5. 2026-06-15
   days on market $309,999 Active 14 DOM
6. 2026-06-13
   pricedays on market $309,999 Active 12 DOM
7. 2026-06-09
   days on market $319,999 Active 8 DOM
8. 2026-06-08
   days on market $319,999 Active 7 DOM
9. 2026-06-07
   days on market $319,999 Active 6 DOM
10. 2026-06-04
    days on market $319,999 Active 3 DOM
11. 2026-06-03
    days on market $319,999 Active 2 DOM
12. 2026-06-02
    pricedays on marketlisting id $319,999 Active 1 DOM
13. 2026-05-31
    days on market $328,999 Active 176 DOM
14. 2026-05-12
    price $329,999 1331-char remark
15. 2026-04-13
    price $339,999 1331-char remark
16. 2026-03-29
    price $349,000 1331-char remark
17. 2026-03-17
    price $359,999 1331-char remark
18. 2026-03-17
    price $375,000 1331-char remark
19. 2026-02-25
    price $376,777 1331-char remark
20. 2026-02-19
    price $377,777 1331-char remark
21. 2026-02-03
    price $378,999 1331-char remark
22. 2026-01-14
    price $379,999 1331-char remark
23. 2026-01-06
    price $385,000 1331-char remark
24. 2025-12-18
    price $386,000 1331-char remark
25. 2025-12-06
    listed $387,000 Active 1331-char remark
26. 2025-10-17
    soldstatus
27. 2025-10-14
    soldstatus Closed 848-char remark

    Show marketing remark (848 chars)

    Your vision is needed to bring this majestic home back to life! With a little elbow grease and your personal touch this home can be restored to her once beautiful state. The 1 acre lot is scattered with trees for serene and private living. Enter up the steps to the partial wrap around porch that will have you picturing cool evenings and glorious mornings sitting and enjoying your surroundings. French doors off the breakfast nook lead out to a back porch. Plenty of room inside for the family to make lots and lots of memories here. All bedrooms are upstairs. The primary bedroom has lots of natural light and ensuite bath. Generous sized 2nd and 3rd bedroom share a hall bath. Bring your design ideas and make this your forever home on a quiet country road. Seller is a licensed REAL ESTATE Agent. Priced to sell! List price reflects condition.

28. 2025-09-20
    status Pending 848-char remark

    Show marketing remark (848 chars)

    Your vision is needed to bring this majestic home back to life! With a little elbow grease and your personal touch this home can be restored to her once beautiful state. The 1 acre lot is scattered with trees for serene and private living. Enter up the steps to the partial wrap around porch that will have you picturing cool evenings and glorious mornings sitting and enjoying your surroundings. French doors off the breakfast nook lead out to a back porch. Plenty of room inside for the family to make lots and lots of memories here. All bedrooms are upstairs. The primary bedroom has lots of natural light and ensuite bath. Generous sized 2nd and 3rd bedroom share a hall bath. Bring your design ideas and make this your forever home on a quiet country road. Seller is a licensed REAL ESTATE Agent. Priced to sell! List price reflects condition.

29. 2025-09-08
    historical Active Option Contract 848-char remark

    Show marketing remark (848 chars)

    Your vision is needed to bring this majestic home back to life! With a little elbow grease and your personal touch this home can be restored to her once beautiful state. The 1 acre lot is scattered with trees for serene and private living. Enter up the steps to the partial wrap around porch that will have you picturing cool evenings and glorious mornings sitting and enjoying your surroundings. French doors off the breakfast nook lead out to a back porch. Plenty of room inside for the family to make lots and lots of memories here. All bedrooms are upstairs. The primary bedroom has lots of natural light and ensuite bath. Generous sized 2nd and 3rd bedroom share a hall bath. Bring your design ideas and make this your forever home on a quiet country road. Seller is a licensed REAL ESTATE Agent. Priced to sell! List price reflects condition.

30. 2025-07-22
    listed $189,900 Active 848-char remark

    Show marketing remark (848 chars)

    Your vision is needed to bring this majestic home back to life! With a little elbow grease and your personal touch this home can be restored to her once beautiful state. The 1 acre lot is scattered with trees for serene and private living. Enter up the steps to the partial wrap around porch that will have you picturing cool evenings and glorious mornings sitting and enjoying your surroundings. French doors off the breakfast nook lead out to a back porch. Plenty of room inside for the family to make lots and lots of memories here. All bedrooms are upstairs. The primary bedroom has lots of natural light and ensuite bath. Generous sized 2nd and 3rd bedroom share a hall bath. Bring your design ideas and make this your forever home on a quiet country road. Seller is a licensed REAL ESTATE Agent. Priced to sell! List price reflects condition.

31. 2025-03-25
    soldstatus
32. 1993-06-07
    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: $3,577 · $298/mo
• Projected year-2 tax: $5,673 · $473/mo
• Expected delta: +$2,096/yr (+$175/mo · 58.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,295
• − Mortgage interest: −$17,365
• − Property taxes: −$3,577
• − Insurance: −$1,550
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$9,018
• Taxable loss: −$14,462
• Est. tax savings @ 24.0%: +$3,471
• After-tax cash flow: $-5,131/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: Quinlan ISD
• NCES district ID: 4836240
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $45,461
• Composite: 26.16/100
• National rank: #7271
• State rank: #610 of 826 in TX

Livability — Union Valley

• Score: 56/100
• State rank: #1287
• US rank: #22404

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hunt County · 71,969 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 17,671
• Household income: $64,103
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 181.0

Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 8% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 2% Romanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Asian/Pacific 1%

Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.95%
• Current HPI: 484.21
• 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

+63.2% since first listed

23 events — show timeline

• 2026-06-10 Price Changed $309,999 NTREIS
• 2026-06-01 Listed $319,999 NTREIS
• 2026-05-31 Listing Removed — NTREIS
• 2026-05-23 Price Changed $328,999 NTREIS
• 2026-05-12 Price Changed $329,999 NTREIS
• 2026-04-13 Price Changed $339,999 NTREIS
• 2026-03-29 Price Changed $349,000 NTREIS
• 2026-03-17 Price Changed $359,999 NTREIS
• 2026-03-17 Price Changed $375,000 NTREIS
• 2026-02-25 Price Changed $376,777 NTREIS
• 2026-02-19 Price Changed $377,777 NTREIS
• 2026-02-03 Price Changed $378,999 NTREIS
• 2026-01-14 Price Changed $379,999 NTREIS
• 2026-01-06 Price Changed $385,000 NTREIS
• 2025-12-18 Price Changed $386,000 NTREIS
• 2025-12-06 Listed $387,000 NTREIS
• 2025-10-17 Sold (Public Records) — Public Records
• 2025-10-14 Sold (MLS) — NTREIS
• 2025-09-20 Pending — NTREIS
• 2025-09-08 Contingent — NTREIS
• 2025-07-22 Listed $189,900 NTREIS
• 2025-03-25 Sold (Public Records) — Public Records
• 1993-06-07 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,577 · +9.8% YoY. Source: county tax records.