284 Pleasant Hill Ln · Holly Lake Ranch, TX 75765

$244,900

3 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 80 Days on market

Built 1999 0.52 ac lot $176/sqft · 9% below area Est $269k · 9% under $179/mo HOA · 10% of rent ↓ 11% since listing

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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 +11.6/15.0
• Cash flow +6.6/30.0
• Appreciation +6.5/10.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +0.9/10.0

Listing remarks MLS

Nestled on a peaceful wooded half-acre lot in the gated community of Holly Lake Ranch, this charming home offers comfort, privacy, and resort-style living. The open floor plan features a welcoming living area with a cozy fireplace, flowing seamlessly into the kitchen and dining spaces—perfect for everyday living and entertaining. The home includes three bedrooms and two full bathrooms, offering flexible space for family, guests, or a home office. Large windows invite natural light and showcase the surrounding trees, creating a serene retreat while an on-site tornado shelter—reportedly sized to accommodate up to 5 people—adds an additional practical feature to the property. Buyer to verify capacity, condition, and suitability. Residents enjoy premier community amenities including an 18-hole golf course, private fishing lakes, swimming pool, tennis and pickleball courts, fitness center, clubhouse, walking trails, dog park, boat ramp, marina, RV parking, gun range, and 24-hour gated security. Private airstrip access (light use) adds a unique lifestyle feature to this amenity-rich community. Seller is offering a landscaping allowance. All information, including but not limited to HOA amenities, fees, and community features, is deemed reliable but not guaranteed. Buyer and buyer’s agent to independently verify all information, including availability and use of amenities. HOA hollylakeranch.com

Key facts

• Gated community
• 18-hole golf course
• Wooded half-acre lot

Tags

• WOODED HALF-ACRE LOT
• GATED COMMUNITY
• ON-SITE TORNADO SHELTER
• 18-HOLE GOLF COURSE
• PRIVATE FISHING LAKES
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-403 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (29.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (25.6% below list).
• Recommended offer: $174k (29.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#597 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Harmony ISD (rural): math 48% / reading 47% proficiency, ranked #224 of 826 in TX (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harmony El (math 52% / reading 47%, grade D, #865 of 4,322 statewide, top 21%, 313 students, 62% FRL); Harmony J H (math 45% / reading 43%, grade D, #512 of 1,662 statewide, top 32%, 258 students, 46% FRL); Harmony H S (math 37% / reading 57%, grade D-, #591 of 1,632 statewide, top 38%, 282 students, 53% FRL).
• Market conditions: 219 active listings in the ZIP; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $8k appreciation (3.1% local appreciation)).
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 48% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,718 (29.1% 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 80 days. Have you received any prior offers? Is the seller open to a 29% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.05%
• DSCR: 0.69
• GRM: 11.2

CMA / ARV

• ARV (median comp): $269,242
• List price: $244,900
• Delta: -9.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 W Holly Trl	0.22mi	3/2.0	1,333 (-4%)	8mo	$235,000	$176	72
167 Blue Water Pt	0.28mi	2/2.0 (-1)	1,437 (+3%)	19mo	$305,000	$212	56
467 Bent Horseshoe Ln	0.51mi	3/2.0	1,383 (-1%)	22mo	$219,500	$159	52
473 Meadow Vw	0.66mi	3/2.0	1,220 (-12%)	5mo	$171,900	$141	41
340 Dogwood Trl	0.56mi	3/3.0	1,504 (+8%)	21mo	$600,000	$399	35

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

Projected returns pro-forma

3.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.08×
• Total profit: $5,210
• Equity at exit: $111,450

10-year hold

• IRR: 5.0%
• Equity multiple: 1.78×
• Total profit: $53,169
• Equity at exit: $172,801

Cash invested: $68,572 (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 75765

• Home prices YoY: 1.3%
• Active inventory: 219
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,822 medium
• Mortgage (P&I): −$1,284
• Tax from tax record: −$277 /mo · $3,326/yr
• Insurance: −$102
• HOA: −$179
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-403

Break-even live

Break-even rent $2,332

Max offer price $173,718

Occupancy floor —

Sensitivity live

Price	-10% $-264	-5% $-334	+0% $-403	+5% $-472	+10% $-542
Rent	-10% $-547	-5% $-475	+0% $-403	+5% $-331	+10% $-259
Rate	-1.0pp $-280	-0.5pp $-341	base $-403	+0.5pp $-466	+1.0pp $-531

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $179 · $2,148/yr
• Likely covers: landscapingpoolgymsecurity

Listing history 19 events

1. 2026-06-15
   days on market $244,900 Active 80 DOM
2. 2026-06-13
   days on market $244,900 Active 78 DOM
3. 2026-06-12
   days on market $244,900 Active 77 DOM
4. 2026-06-10
   days on market $244,900 Active 74 DOM
5. 2026-06-08
   days on market $244,900 Active 73 DOM
6. 2026-06-08
   days on market $244,900 Active 72 DOM
7. 2026-06-07
   pricedays on market $244,900 Active 71 DOM
8. 2026-06-03
   days on market $249,900 Active 68 DOM
9. 2026-06-02
   pricedays on market $249,900 Active 67 DOM
10. 2026-06-01
    days on market $255,000 Active 66 DOM
11. 2026-05-31
    days on market $255,000 Active 65 DOM
12. 2026-05-13
    price $255,000 1446-char remark

    Show marketing remark (1446 chars)

    Nestled on a peaceful wooded half-acre lot in the gated community of Holly Lake Ranch, this charming home offers comfort, privacy, and resort-style living. The open floor plan features a welcoming living area with a cozy fireplace, flowing seamlessly into the kitchen and dining spaces—perfect for everyday living and entertaining. The home includes three bedrooms and two full bathrooms, offering flexible space for family, guests, or a home office. Large windows invite natural light and showcase the surrounding trees, creating a serene retreat while an on-site tornado shelter—reportedly sized to accommodate up to 5 people—adds an additional practical feature to the property. Buyer to verify capacity, condition, and suitability. Residents enjoy premier community amenities including an 18-hole golf course, private fishing lakes, swimming pool, tennis and pickleball courts, fitness center, clubhouse, walking trails, dog park, boat ramp, marina, RV parking, gun range, and 24-hour gated security. Private airstrip access (light use) adds a unique lifestyle feature to this amenity-rich community. Seller is offering a landscaping allowance. All information, including but not limited to HOA amenities, fees, and community features, is deemed reliable but not guaranteed. Buyer and buyer’s agent to independently verify all information, including availability and use of amenities. HOA hollylakeranch.com

13. 2026-04-24
    price $265,000 1446-char remark

    Show marketing remark (1446 chars)

    Nestled on a peaceful wooded half-acre lot in the gated community of Holly Lake Ranch, this charming home offers comfort, privacy, and resort-style living. The open floor plan features a welcoming living area with a cozy fireplace, flowing seamlessly into the kitchen and dining spaces—perfect for everyday living and entertaining. The home includes three bedrooms and two full bathrooms, offering flexible space for family, guests, or a home office. Large windows invite natural light and showcase the surrounding trees, creating a serene retreat while an on-site tornado shelter—reportedly sized to accommodate up to 5 people—adds an additional practical feature to the property. Buyer to verify capacity, condition, and suitability. Residents enjoy premier community amenities including an 18-hole golf course, private fishing lakes, swimming pool, tennis and pickleball courts, fitness center, clubhouse, walking trails, dog park, boat ramp, marina, RV parking, gun range, and 24-hour gated security. Private airstrip access (light use) adds a unique lifestyle feature to this amenity-rich community. Seller is offering a landscaping allowance. All information, including but not limited to HOA amenities, fees, and community features, is deemed reliable but not guaranteed. Buyer and buyer’s agent to independently verify all information, including availability and use of amenities. HOA hollylakeranch.com

14. 2026-04-06
    price $275,000 1446-char remark

    Show marketing remark (1446 chars)

    Nestled on a peaceful wooded half-acre lot in the gated community of Holly Lake Ranch, this charming home offers comfort, privacy, and resort-style living. The open floor plan features a welcoming living area with a cozy fireplace, flowing seamlessly into the kitchen and dining spaces—perfect for everyday living and entertaining. The home includes three bedrooms and two full bathrooms, offering flexible space for family, guests, or a home office. Large windows invite natural light and showcase the surrounding trees, creating a serene retreat while an on-site tornado shelter—reportedly sized to accommodate up to 5 people—adds an additional practical feature to the property. Buyer to verify capacity, condition, and suitability. Residents enjoy premier community amenities including an 18-hole golf course, private fishing lakes, swimming pool, tennis and pickleball courts, fitness center, clubhouse, walking trails, dog park, boat ramp, marina, RV parking, gun range, and 24-hour gated security. Private airstrip access (light use) adds a unique lifestyle feature to this amenity-rich community. Seller is offering a landscaping allowance. All information, including but not limited to HOA amenities, fees, and community features, is deemed reliable but not guaranteed. Buyer and buyer’s agent to independently verify all information, including availability and use of amenities. HOA hollylakeranch.com

15. 2026-03-25
    listed $285,000 Active 1446-char remark

    Show marketing remark (1446 chars)

    Nestled on a peaceful wooded half-acre lot in the gated community of Holly Lake Ranch, this charming home offers comfort, privacy, and resort-style living. The open floor plan features a welcoming living area with a cozy fireplace, flowing seamlessly into the kitchen and dining spaces—perfect for everyday living and entertaining. The home includes three bedrooms and two full bathrooms, offering flexible space for family, guests, or a home office. Large windows invite natural light and showcase the surrounding trees, creating a serene retreat while an on-site tornado shelter—reportedly sized to accommodate up to 5 people—adds an additional practical feature to the property. Buyer to verify capacity, condition, and suitability. Residents enjoy premier community amenities including an 18-hole golf course, private fishing lakes, swimming pool, tennis and pickleball courts, fitness center, clubhouse, walking trails, dog park, boat ramp, marina, RV parking, gun range, and 24-hour gated security. Private airstrip access (light use) adds a unique lifestyle feature to this amenity-rich community. Seller is offering a landscaping allowance. All information, including but not limited to HOA amenities, fees, and community features, is deemed reliable but not guaranteed. Buyer and buyer’s agent to independently verify all information, including availability and use of amenities. HOA hollylakeranch.com

16. 2025-10-21
    soldstatus
17. 2025-10-17
    soldstatus
18. 2010-06-08
    soldstatus
19. 2008-02-25
    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: $3,326 · $277/mo
• Projected year-2 tax: $4,482 · $373/mo
• Expected delta: +$1,156/yr (+$96/mo · 34.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% 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: $21,866
• − Mortgage interest: −$13,718
• − Property taxes: −$3,326
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − HOA: −$2,148
• − Depreciation: −$7,124
• Taxable loss: −$9,173
• Est. tax savings @ 24.0%: +$2,202
• After-tax cash flow: $-2,634/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: Harmony ISD
• NCES district ID: 4822560
• Math proficiency: 48% ▲ 2.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $47,303
• Composite: 40.47/100
• National rank: #3721
• State rank: #224 of 826 in TX

Livability — Holly Lake Ranch

• Score: 66/100
• State rank: #597
• US rank: #11377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holly Lake Ranch, TX
• Population (ZIP): 8,195

Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.10%
• Current HPI: 236.7688
• 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

-10.5% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $255,000 NTREIS
• 2026-04-24 Price Changed $265,000 NTREIS
• 2026-04-06 Price Changed $275,000 NTREIS
• 2026-03-25 Listed $285,000 NTREIS
• 2025-10-21 Sold (Public Records) — Public Records
• 2025-10-17 Sold (Public Records) — Public Records
• 2010-06-08 Sold (Public Records) — Public Records
• 2008-02-25 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $3,326 · -3.1% YoY. Source: county tax records.