1209 Alliance Blvd · Rhome, TX 76078

$149,900

4 bd · 2.0 ba · 2,304 sqft · Manufactured public records · 1 Days on market

Built 2000 1.00 ac lot $5/mo HOA

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Why this score? — see what drove the B+ 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 +27.8/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Amazing Mobile home with Guest Quaters Detached has its own bathroom, bedroom, and kitchen. LARGE LIVING AREAS, Huge Master Bedroom with Sitting Area, Property sits APPROXIMATELY 1.00 ACRE. This wonderful home is a place to call your next home completly redone. Open field views both front and back of home. For more pictures go to 1209alliance. homeis4sale.com

Key facts

• 1 acre lot
• 2 garage spots
• Built 2000

Property features AI

Finance

• Other: Property is offered For Sale and listed as Active; Possession at closing/funding
• Financial info: Listing terms: Cash; Loan type: Treat As Clear; No second mortgage indicated
• HOA & community: Mandatory association with annual fee of $60; Association covers grounds maintenance; HOA managed by Planned Unit Developm

Exterior

• Parking: 2 covered parking spaces; 2-car garage
• Security: Not specified
• Utilities: No municipal utility district; Utilities described as dirt and gravel/rock
• Home design: Single-family residence; Residential property; One story
• Construction: Built in 2000; Smart home features: none indicated
• Exterior features: Approximately 1.00 acre lot; Dirt and gravel/rock utilities/access; Subdivision: Alliance Estates Ph1; Directions: From Highway 114, head north onto Alliance Boulevard at the entrance to Alliance Estates. Continue approximately 0.5 miles through the neighborhood, and the property at 1209 Alliance Blvd will be on your right.

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Kitchen approx. 14 x 16
• Bedrooms: Primary bedroom on main level (approx. 12 x 12); Three additional bedrooms on main level (approx. 11 x 11, 10 x 10, 10 x 10)
• Flooring: Not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Not specified
• Interior features: One level layout; 6 total rooms; Living area approx. 2880
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.0% 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: Prairie View El (math 21% / reading 27%, grade F, #3,221 of 4,322 statewide, top 75%, 631 students, 54% FRL) — zoned schools average 54% FRL vs 22% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 50% district-wide (-26 pts) — the specific schools serving this property underperform the Northwest ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 262 active listings in the ZIP; solid renter incomes; 460 units permitted in Wise County in 2024 (243 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Wise County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 21y 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

• Watch-outs: property tax is 4.0% of price.
• 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 $149,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.53% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.07%
• DSCR: 1.58
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $313,344
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1115 Daytona Dr	0.20mi	4/2.0	2,280 (-1%)	2mo	$292,500	$128	87
1200 Alliance Blvd	0.17mi	4/2.0	2,128 (-8%)	4mo	$275,000	$129	76
1205 Alliance Blvd	0.07mi	4/3.5	2,128 (-8%)	8mo	$290,000	$136	71
1103 Meadowlark Dr	0.05mi	4/2.0	2,104 (-9%)	16mo	$335,000	$159	69
1303 Speedway Dr	0.46mi	4/3.0	2,128 (-8%)	14mo	$320,000	$150	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 34.0%
• Equity multiple: 3.64×
• Total profit: $110,983
• Equity at exit: $135,042

10-year hold

• IRR: 29.3%
• Equity multiple: 8.25×
• Total profit: $304,395
• Equity at exit: $291,223

Cash invested: $41,972 (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 76078

• Home prices YoY: 6.5%
• Active inventory: 262
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,296 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$503 /mo · $6,040/yr
• Insurance: −$62
• HOA: −$5
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $457

Break-even live

Break-even rent $1,718

Max offer price $149,900

Occupancy floor 75%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $5 · $60/yr

Listing history 4 events

1. 2026-06-07
   remarks 584-char remark
2. 2026-06-07
   status $149,900 Pending 1 DOM
3. 2026-06-04
   remarks 12-char remark
4. 2026-06-04
   listed $149,900 Active 1 DOM

ⓘ 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: $6,040 · $503/mo
• Projected year-2 tax: $6,040 · $503/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 7/10 Severe
• 🌡 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: $27,554
• − Mortgage interest: −$8,397
• − Property taxes: −$6,040
• − Insurance: −$750
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − HOA: −$60
• − Depreciation: −$4,361
• Taxable income: $3,538
• Est. tax owed @ 24.0%: −$849
• After-tax cash flow: $4,636/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

• Census place: Rhome, TX
• County: Wise County · 49,037 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 10,828
• Household income: $99,866
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 10.0

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 24% Two or more races 11% Native American 4% Black 2%
• Hispanic origin (detail): Mexican 20% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 14% German/W. Germanic 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: ▲ 19.94%
• Current HPI: 325.22
• 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

+87.6% since first listed

22 events — show timeline

• 2026-06-04 Listed $149,900 NTREIS
• 2014-05-14 Sold (Public Records) — Public Records
• 2014-05-08 Sold (MLS) — NTREIS
• 2014-03-13 Pending — NTREIS
• 2014-02-26 Relisted — NTREIS
• 2014-02-25 Contingent — NTREIS
• 2014-02-08 Price Changed $95,000 NTREIS
• 2013-11-20 Price Changed $105,000 NTREIS
• 2013-11-04 Relisted — NTREIS
• 2013-09-04 Pending — NTREIS
• 2013-08-19 Price Changed $115,000 NTREIS
• 2013-05-23 Relisted — NTREIS
• 2013-05-23 Price Changed $123,000 NTREIS
• 2013-05-22 Listing Removed — NTREIS
• 2013-03-12 Listed $125,000 NTREIS
• 2011-09-03 Listing Removed — NTREIS
• 2010-12-21 Listed $95,000 NTREIS
• 2005-11-23 Sold (Public Records) — Public Records
• 2005-08-22 Sold (MLS) — NTREIS
• 2005-07-29 Listing Removed — NTREIS
• 2005-01-10 Listed $79,900 NTREIS
• 2000-01-03 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $6,040 · +11.9% YoY. Source: county tax records.