329 S Skyline Ct · Cresson, TX 76035

$188,999

3 bd · 2.0 ba · 1,676 sqft · SingleFamily public records · 120 Days on market

Built 2000 2.19 ac lot $113/sqft · 53% below area ↓ 31% 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 +15.3/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• DSCR +4.7/10.0
• Appreciation +4.1/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the potential of 329 S Skyline Ct in Cresson, Texas—2.19 beautiful acres filled with mature trees and endless possibilities. Tucked outside city limits, this property offers the peace, privacy, and flexibility you’ve been searching for. A home has been started on-site and will require extensive renovation, or you may choose to remove it and design your own private oasis from the ground up. With traditional deed restrictions but plenty of freedom, you can bring your vision to life. Equine, cattle, goats, and lambs are welcome, making it ideal for those dreaming of a small ranch or hobby farm. Build a custom brick home, charming board and batten farmhouse, modern tiny home, or even place a mobile home—the choice is yours. Multiple potential build sites are scattered throughout the acreage, offering tons of privacy and scenic views beneath the canopy of trees. Whether you’re looking to invest, build, or create a secluded retreat, this property is ready for your imagination to take the lead.

Key facts

• Extensive renovation
• 2.19 acres
• Scenic views

Tags

• 2.19 ACRES
• MATURE TREES
• EXTENSIVE RENOVATION
• MULTIPLE POTENTIAL BUILD SITES
• SCENIC VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $68 ($816/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 $186k (1.6% below list).
• Recommended offer: $172k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.4% in Cresson — 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 63/100 on livability (#843 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: health & safety D+, crime D, amenities F.
• Godley ISD (rural): math 34% / reading 38% proficiency, ranked #466 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Legacy El (math 39% / reading 37%, grade F, #1,709 of 4,322 statewide, top 40%, 408 students, 32% FRL); Godley H S (math 27% / reading 51%, grade F, #859 of 1,632 statewide, top 53%, 777 students, 42% FRL).
• Market conditions: 97 active listings in the ZIP; 2,152 units permitted in Johnson County in 2024 (76 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Johnson County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $11k (6%) 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; major wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,989 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 8.5

CMA / ARV

• ARV (median comp): $400,987
• List price: $188,999
• Delta: -52.87%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-1.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.68×
• Total profit: $-17,101
• Equity at exit: $37,869

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-787
• Equity at exit: $33,478

Cash invested: $52,920 (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 76035

• Home prices YoY: -1.0%
• Active inventory: 97
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,859 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$331 /mo · $3,972/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $68

Break-even live

Break-even rent $1,773

Max offer price $188,999

Occupancy floor 91%

Sensitivity live

Price	-10% $175	-5% $121	+0% $68	+5% $15	+10% $-39
Rent	-10% $-79	-5% $-5	+0% $68	+5% $141	+10% $215
Rate	-1.0pp $163	-0.5pp $116	base $68	+0.5pp $19	+1.0pp $-31

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-22
   days on market $188,999 Active 120 DOM
2. 2026-06-21
   days on market $188,999 Active 119 DOM
3. 2026-06-18
   days on market $188,999 Active 116 DOM
4. 2026-06-17
   days on market $188,999 Active 115 DOM
5. 2026-06-16
   days on market $188,999 Active 114 DOM
6. 2026-06-15
   days on market $188,999 Active 113 DOM
7. 2026-06-13
   days on market $188,999 Active 111 DOM
8. 2026-06-13
   days on market $188,999 Active 110 DOM
9. 2026-06-09
   days on market $188,999 Active 107 DOM
10. 2026-06-08
    days on market $188,999 Active 106 DOM
11. 2026-06-07
    days on market $188,999 Active 105 DOM
12. 2026-06-04
    days on market $188,999 Active 102 DOM
13. 2026-06-03
    days on market $188,999 Active 101 DOM
14. 2026-06-02
    days on market $188,999 Active 100 DOM
15. 2026-06-01
    days on market $188,999 Active 99 DOM
16. 2026-05-31
    days on market $188,999 Active 98 DOM
17. 2026-05-08
    price $188,999 1037-char remark

    Show marketing remark (1037 chars)

    Discover the potential of 329 S Skyline Ct in Cresson, Texas—2.19 beautiful acres filled with mature trees and endless possibilities. Tucked outside city limits, this property offers the peace, privacy, and flexibility you’ve been searching for. A home has been started on-site and will require extensive renovation, or you may choose to remove it and design your own private oasis from the ground up. With traditional deed restrictions but plenty of freedom, you can bring your vision to life. Equine, cattle, goats, and lambs are welcome, making it ideal for those dreaming of a small ranch or hobby farm. Build a custom brick home, charming board and batten farmhouse, modern tiny home, or even place a mobile home—the choice is yours. Multiple potential build sites are scattered throughout the acreage, offering tons of privacy and scenic views beneath the canopy of trees. Whether you’re looking to invest, build, or create a secluded retreat, this property is ready for your imagination to take the lead.

18. 2026-04-02
    price $189,999 1037-char remark

    Show marketing remark (1037 chars)

    Discover the potential of 329 S Skyline Ct in Cresson, Texas—2.19 beautiful acres filled with mature trees and endless possibilities. Tucked outside city limits, this property offers the peace, privacy, and flexibility you’ve been searching for. A home has been started on-site and will require extensive renovation, or you may choose to remove it and design your own private oasis from the ground up. With traditional deed restrictions but plenty of freedom, you can bring your vision to life. Equine, cattle, goats, and lambs are welcome, making it ideal for those dreaming of a small ranch or hobby farm. Build a custom brick home, charming board and batten farmhouse, modern tiny home, or even place a mobile home—the choice is yours. Multiple potential build sites are scattered throughout the acreage, offering tons of privacy and scenic views beneath the canopy of trees. Whether you’re looking to invest, build, or create a secluded retreat, this property is ready for your imagination to take the lead.

19. 2026-03-06
    price $194,999 1037-char remark

    Show marketing remark (1037 chars)

    Discover the potential of 329 S Skyline Ct in Cresson, Texas—2.19 beautiful acres filled with mature trees and endless possibilities. Tucked outside city limits, this property offers the peace, privacy, and flexibility you’ve been searching for. A home has been started on-site and will require extensive renovation, or you may choose to remove it and design your own private oasis from the ground up. With traditional deed restrictions but plenty of freedom, you can bring your vision to life. Equine, cattle, goats, and lambs are welcome, making it ideal for those dreaming of a small ranch or hobby farm. Build a custom brick home, charming board and batten farmhouse, modern tiny home, or even place a mobile home—the choice is yours. Multiple potential build sites are scattered throughout the acreage, offering tons of privacy and scenic views beneath the canopy of trees. Whether you’re looking to invest, build, or create a secluded retreat, this property is ready for your imagination to take the lead.

20. 2026-02-17
    listed $199,999 Active 1037-char remark

    Show marketing remark (1037 chars)

    Discover the potential of 329 S Skyline Ct in Cresson, Texas—2.19 beautiful acres filled with mature trees and endless possibilities. Tucked outside city limits, this property offers the peace, privacy, and flexibility you’ve been searching for. A home has been started on-site and will require extensive renovation, or you may choose to remove it and design your own private oasis from the ground up. With traditional deed restrictions but plenty of freedom, you can bring your vision to life. Equine, cattle, goats, and lambs are welcome, making it ideal for those dreaming of a small ranch or hobby farm. Build a custom brick home, charming board and batten farmhouse, modern tiny home, or even place a mobile home—the choice is yours. Multiple potential build sites are scattered throughout the acreage, offering tons of privacy and scenic views beneath the canopy of trees. Whether you’re looking to invest, build, or create a secluded retreat, this property is ready for your imagination to take the lead.

21. 2025-12-31
    historical
22. 2025-12-10
    price $230,000
23. 2025-05-01
    listed $250,000 Active
24. 2025-02-28
    historical
25. 2025-01-02
    price $260,000
26. 2024-09-13
    listed $275,000 Active
27. 2007-10-08
    soldstatus
28. 2005-05-16
    soldstatus
29. 2004-01-30
    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: $3,972 · $331/mo
• Projected year-2 tax: $3,972 · $331/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 6/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥109°F today · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,312
• − Mortgage interest: −$10,587
• − Property taxes: −$3,972
• − Insurance: −$945
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$5,498
• Taxable loss: −$2,260
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $1,358/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: Godley ISD
• NCES district ID: 4820960
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $59,332
• Composite: 32.06/100
• National rank: #5820
• State rank: #466 of 826 in TX

Livability — Cresson

• Score: 63/100
• State rank: #843
• US rank: #15205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cresson, TX
• Population (ZIP): 3,247

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 179,678 people
• By 2030: 189,208 · +5.3%
• By 2040: 207,261 · +15.4%
• By 2050: 223,064 · +24.1%
• By 2075: 259,979 · +44.7%
• By 2100: 275,395 · +53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 12% Two or more races 12% Black 11%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 6% Lithuanian 6% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.9% · R 75.3%
• 2008→2024 swing: -3.9pp toward R · 2008: -47.5pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+53.0 2016: R+58.3 2012: R+55.6 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.87%
• Current HPI: 187.0174
• 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

-31.3% since first listed

13 events — show timeline

• 2026-05-08 Price Changed $188,999 NTREIS
• 2026-04-02 Price Changed $189,999 NTREIS
• 2026-03-06 Price Changed $194,999 NTREIS
• 2026-02-17 Listed $199,999 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-12-10 Price Changed $230,000 NTREIS
• 2025-05-01 Listed $250,000 NTREIS
• 2025-02-28 Listing Removed — NTREIS
• 2025-01-02 Price Changed $260,000 NTREIS
• 2024-09-13 Listed $275,000 NTREIS
• 2007-10-08 Sold (Public Records) — Public Records
• 2005-05-16 Sold (Public Records) — Public Records
• 2004-01-30 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,972 · +59.3% YoY. Source: county tax records.