200 Hill Top Rd · Glen Rose, TX 76043

$155,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 186 Days on market

Built 1963 0.48 ac lot $202/sqft · 13% above area Est $148k · 5% over ↓ 20% since listing

---

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).

• Cash flow +15.1/30.0
• ARV discount +5.2/15.0
• DSCR +4.6/10.0
• Schools +4.6/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on a gorgeous .48-acre lot in a convenient Glen Rose location, this property offers space, flexibility, and the charm of country living just minutes from town amenities. The 2-bedroom, 1-bath home is complemented by three separate carports, providing ample covered parking for vehicles, trailers, or equipment. Multiple outbuildings and storage sheds add exceptional functionality... ideal for hobbies, tools, or small-scale projects. Outdoors, the expansive lot offers room to garden, entertain, or enjoy a more self-sufficient lifestyle. A chicken coop is already in place, and the property also includes a homing pigeon aviary. Chickens and pigeons can be included or removed at buyer’s request, allowing flexibility based on buyer preference. With mature trees, open usable space, and a peaceful setting, this property is well-suited for those seeking room to spread out while remaining close to Glen Rose schools, dining, and attractions. Just 11 minutes from Comanche Peak Power Plant, and 25 minutes from Granbury. A rare opportunity to own a versatile homesite with land, storage, and a prime small-town Texas location.

Key facts

• Expansive lot
• Storage sheds
• Homing pigeon aviary

Tags

• AMPLE COVERED PARKING
• MULTIPLE OUTBUILDINGS
• STORAGE SHEDS
• EXPANSIVE LOT
• CHICKEN COOP
• HOMING PIGEON AVIARY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $52 ($628/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (9.7% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 2.9% in Glen Rose — 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 73/100 on livability (#231 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Glen Rose ISD (rural): math 51% / reading 56% proficiency, ranked #126 of 826 in TX (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Glen Rose El (476 students, 52% FRL); Glen Rose J H School (math 44% / reading 49%, grade D+, #443 of 1,662 statewide, top 28%, 463 students, 41% FRL); Glen Rose H S (math 57% / reading 67%, grade B-, #237 of 1,632 statewide, top 16%, 587 students, 34% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 150 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 43 units permitted in Somervell County in 2024 (10 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.
• Somervell County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $65k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.90% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 9.2

CMA / ARV

• ARV (median comp): $147,542
• List price: $155,000
• Delta: 5.05%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Vine St	0.29mi	2/1.0	720 (-6%)	22mo	$130,000	$181	58

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-21,776
• Equity at exit: $23,111

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-14,631
• Equity at exit: $13,402

Cash invested: $43,400 (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 76043

• Home prices YoY: -24.2%
• Active inventory: 150
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$176 /mo · $2,115/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $52

Break-even live

Break-even rent $1,334

Max offer price $155,000

Occupancy floor 91%

Sensitivity live

Price	-10% $140	-5% $96	+0% $52	+5% $8	+10% $-35
Rent	-10% $-58	-5% $-3	+0% $52	+5% $108	+10% $163
Rate	-1.0pp $130	-0.5pp $92	base $52	+0.5pp $12	+1.0pp $-29

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
607 Bryan St Glen Rose, TX	2.0	1.0	939	$1,400	$1.49	21d	1	0.82mi

Listing history 25 events

1. 2026-06-22
   days on market $155,000 Active 186 DOM
2. 2026-06-21
   days on market $155,000 Active 185 DOM
3. 2026-06-19
   days on market $155,000 Active 183 DOM
4. 2026-06-18
   days on market $155,000 Active 182 DOM
5. 2026-06-17
   price $155,000 Active 181 DOM
6. 2026-06-17
   days on market $160,000 Active 181 DOM
7. 2026-06-16
   days on market $160,000 Active 180 DOM
8. 2026-06-15
   days on market $160,000 Active 179 DOM
9. 2026-06-14
   days on market $160,000 Active 177 DOM
10. 2026-06-13
    days on market $160,000 Active 176 DOM
11. 2026-06-10
    days on market $160,000 Active 174 DOM
12. 2026-06-09
    days on market $160,000 Active 173 DOM
13. 2026-06-08
    days on market $160,000 Active 172 DOM
14. 2026-06-07
    days on market $160,000 Active 171 DOM
15. 2026-06-03
    days on market $160,000 Active 167 DOM
16. 2026-06-02
    days on market $160,000 Active 166 DOM
17. 2026-06-01
    days on market $160,000 Active 165 DOM
18. 2026-05-31
    days on market $160,000 Active 164 DOM
19. 2026-05-30
    days on market $160,000 Active 163 DOM
20. 2026-05-05
    price $175,000 1142-char remark

    Show marketing remark (1142 chars)

    Situated on a gorgeous .48-acre lot in a convenient Glen Rose location, this property offers space, flexibility, and the charm of country living just minutes from town amenities. The 2-bedroom, 1-bath home is complemented by three separate carports, providing ample covered parking for vehicles, trailers, or equipment. Multiple outbuildings and storage sheds add exceptional functionality... ideal for hobbies, tools, or small-scale projects. Outdoors, the expansive lot offers room to garden, entertain, or enjoy a more self-sufficient lifestyle. A chicken coop is already in place, and the property also includes a homing pigeon aviary. Chickens and pigeons can be included or removed at buyer’s request, allowing flexibility based on buyer preference. With mature trees, open usable space, and a peaceful setting, this property is well-suited for those seeking room to spread out while remaining close to Glen Rose schools, dining, and attractions. Just 11 minutes from Comanche Peak Power Plant, and 25 minutes from Granbury. A rare opportunity to own a versatile homesite with land, storage, and a prime small-town Texas location.

21. 2026-04-14
    price $191,000 1142-char remark

    Show marketing remark (1142 chars)

    Situated on a gorgeous .48-acre lot in a convenient Glen Rose location, this property offers space, flexibility, and the charm of country living just minutes from town amenities. The 2-bedroom, 1-bath home is complemented by three separate carports, providing ample covered parking for vehicles, trailers, or equipment. Multiple outbuildings and storage sheds add exceptional functionality... ideal for hobbies, tools, or small-scale projects. Outdoors, the expansive lot offers room to garden, entertain, or enjoy a more self-sufficient lifestyle. A chicken coop is already in place, and the property also includes a homing pigeon aviary. Chickens and pigeons can be included or removed at buyer’s request, allowing flexibility based on buyer preference. With mature trees, open usable space, and a peaceful setting, this property is well-suited for those seeking room to spread out while remaining close to Glen Rose schools, dining, and attractions. Just 11 minutes from Comanche Peak Power Plant, and 25 minutes from Granbury. A rare opportunity to own a versatile homesite with land, storage, and a prime small-town Texas location.

22. 2026-03-12
    price $199,000 1142-char remark

    Show marketing remark (1142 chars)

    Situated on a gorgeous .48-acre lot in a convenient Glen Rose location, this property offers space, flexibility, and the charm of country living just minutes from town amenities. The 2-bedroom, 1-bath home is complemented by three separate carports, providing ample covered parking for vehicles, trailers, or equipment. Multiple outbuildings and storage sheds add exceptional functionality... ideal for hobbies, tools, or small-scale projects. Outdoors, the expansive lot offers room to garden, entertain, or enjoy a more self-sufficient lifestyle. A chicken coop is already in place, and the property also includes a homing pigeon aviary. Chickens and pigeons can be included or removed at buyer’s request, allowing flexibility based on buyer preference. With mature trees, open usable space, and a peaceful setting, this property is well-suited for those seeking room to spread out while remaining close to Glen Rose schools, dining, and attractions. Just 11 minutes from Comanche Peak Power Plant, and 25 minutes from Granbury. A rare opportunity to own a versatile homesite with land, storage, and a prime small-town Texas location.

23. 2026-01-23
    status Active 1142-char remark

    Show marketing remark (1142 chars)

    Situated on a gorgeous .48-acre lot in a convenient Glen Rose location, this property offers space, flexibility, and the charm of country living just minutes from town amenities. The 2-bedroom, 1-bath home is complemented by three separate carports, providing ample covered parking for vehicles, trailers, or equipment. Multiple outbuildings and storage sheds add exceptional functionality... ideal for hobbies, tools, or small-scale projects. Outdoors, the expansive lot offers room to garden, entertain, or enjoy a more self-sufficient lifestyle. A chicken coop is already in place, and the property also includes a homing pigeon aviary. Chickens and pigeons can be included or removed at buyer’s request, allowing flexibility based on buyer preference. With mature trees, open usable space, and a peaceful setting, this property is well-suited for those seeking room to spread out while remaining close to Glen Rose schools, dining, and attractions. Just 11 minutes from Comanche Peak Power Plant, and 25 minutes from Granbury. A rare opportunity to own a versatile homesite with land, storage, and a prime small-town Texas location.

24. 2025-12-12
    listed $220,000 Active 1142-char remark

    Show marketing remark (1142 chars)

    Situated on a gorgeous .48-acre lot in a convenient Glen Rose location, this property offers space, flexibility, and the charm of country living just minutes from town amenities. The 2-bedroom, 1-bath home is complemented by three separate carports, providing ample covered parking for vehicles, trailers, or equipment. Multiple outbuildings and storage sheds add exceptional functionality... ideal for hobbies, tools, or small-scale projects. Outdoors, the expansive lot offers room to garden, entertain, or enjoy a more self-sufficient lifestyle. A chicken coop is already in place, and the property also includes a homing pigeon aviary. Chickens and pigeons can be included or removed at buyer’s request, allowing flexibility based on buyer preference. With mature trees, open usable space, and a peaceful setting, this property is well-suited for those seeking room to spread out while remaining close to Glen Rose schools, dining, and attractions. Just 11 minutes from Comanche Peak Power Plant, and 25 minutes from Granbury. A rare opportunity to own a versatile homesite with land, storage, and a prime small-town Texas location.

25. 1996-04-23
    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: $2,115 · $176/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$721/yr (+$60/mo · 34.1%)

ⓘ 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 · 24 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: $16,800
• − Mortgage interest: −$8,682
• − Property taxes: −$2,115
• − Insurance: −$775
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,509
• Taxable loss: −$1,970
• Est. tax savings @ 24.0%: +$473
• After-tax cash flow: $1,100/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: Glen Rose ISD
• NCES district ID: 4820850
• Math proficiency: 51% ▼ -7.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $51,084
• Composite: 45.78/100
• National rank: #2565
• State rank: #126 of 826 in TX

Livability — Glen Rose

• Score: 73/100
• State rank: #231
• US rank: #5572

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glen Rose, TX
• Population (ZIP): 7,286

Population outlook (Somervell County) Hauer SSP2

• Today (2025): 9,445 people
• By 2030: 9,716 · +2.9%
• By 2040: 10,069 · +6.6%
• By 2050: 10,145 · +7.4%
• By 2075: 10,111 · +7.1%
• By 2100: 9,202 · -2.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 23% Two or more races 13% Black 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Slovak 3% Lithuanian 1% Romanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 19%

Political lean MEDSL · Somervell

• 2024 margin: Solid R (+70.8) · D 14.2% · R 85.0%
• 2008→2024 swing: -17.6pp toward R · 2008: -53.1pp · 2024: -70.8pp
• All cycles: 2024: R+70.8 2020: R+67.5 2016: R+68.8 2012: R+64.1 2008: R+53.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.10%
• Current HPI: 203.3924
• 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

-20.5% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $175,000 NTREIS
• 2026-04-14 Price Changed $191,000 NTREIS
• 2026-03-12 Price Changed $199,000 NTREIS
• 2026-01-23 Relisted — NTREIS
• 2025-12-12 Listed $220,000 NTREIS
• 1996-04-23 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,115 · +7.9% YoY. Source: county tax records.