4801 Agnes Cir · Carter, TX 76082

$228,780

3 bd · 2.0 ba · 2,160 sqft · SingleFamily public records · 7 Days on market

Built 2007 7.13 ac lot

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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).

• Cash flow +12.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• DSCR +3.8/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 7.128 acre property offers peaceful living in the country. Beautiful, cleared land with dozens of mature shade trees, lush greenery & wildlife. The home is tucked away with a long driveway providing privacy. Sandy loam soil ideal for horses & livestock, large run-in shelter, carport with storage & roll up door, a 2nd carport for farm equipment, housed private well with storage. Nicely maintained home with all mechanicals & appliances updated. 14 SEER HVAC unit retrofit for efficiency. New energy efficient windows. Open plan, big island, eat-in-kitchen, new stainless appliances, gas cooktop with double oven, lots of countertop space & cabinetry. Dining and living areas, separate office, walk-in closets in all bedrooms & master has two huge his&her closets. Durable wood-look plank flooring and tile throughout. High speed fiber optic internet.

Key facts

• 7.13 acre lot
• Built 2007
• Listed 7 days

Property features AI

Finance

• Other: Building area reported as 2,160 (unit provided in source)
• Financial info: Lease not considered

Exterior

• Utilities: Public water
• Home design: Residential property; Built in 2007; Pillar/post/pier foundation; Composition roof
• Construction: Construction materials: Unknown
• Exterior features: Lot of approximately 7.13 acres; Lot features: Other

Interior

• Bedrooms: Includes 3 rooms (bedroom count not separately specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-24 ($-282/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (4.2% below list).
• Recommended offer: $219k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.5% in Carter — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Springtown ISD (town): math 36% / reading 40% proficiency, ranked #435 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Springtown Middle (math 33% / reading 45%, grade F, #690 of 1,662 statewide, top 42%, 628 students, 50% FRL); Springtown H S (math 38% / reading 47%, grade F, #721 of 1,632 statewide, top 45%, 1,182 students, 40% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: 519 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 437 units permitted in Parker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 11y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,075 (4.2% 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. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $477,360
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 Meadowview Trl	0.46mi	3/2.0	2,371 (+10%)	7mo	$525,000	$221	56

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-38,431
• Equity at exit: $34,112

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-34,827
• Equity at exit: $19,781

Cash invested: $64,058 (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 76082

• Home prices YoY: -21.5%
• Active inventory: 519
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,191 medium
• Mortgage (P&I): −$1,200
• Tax from tax record: −$459 /mo · $5,510/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-24

Break-even live

Break-even rent $2,221

Max offer price $224,625

Occupancy floor 96%

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: $57,195
• Closing costs: $6,863
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8705 Old Agnes Rd Unit A Poolville, TX	2.0	1.0	2150	$1,350	$0.63	1d	1	0.94mi
252 Harvard Ln Springtown, TX	3.0	2.5	2660	$3,295	$1.24	43d	1	1.06mi

Listing history 7 events

1. 2026-06-18
   days on market $228,780 Active 7 DOM
2. 2026-06-17
   days on market $228,780 Active 6 DOM
3. 2026-06-16
   days on market $228,780 Active 5 DOM
4. 2026-06-15
   days on market $228,780 Active 4 DOM
5. 2026-06-13
   days on market $228,780 Active 2 DOM
6. 2026-06-13
   remarks 24-char remark
7. 2026-06-13
   listed $228,780 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: $5,510 · $459/mo
• Projected year-2 tax: $5,510 · $459/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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 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: $26,289
• − Mortgage interest: −$12,815
• − Property taxes: −$5,510
• − Insurance: −$1,144
• − Repairs & maintenance: −$2,103
• − Management: −$2,103
• − Depreciation: −$6,655
• Taxable loss: −$4,041
• Est. tax savings @ 24.0%: +$970
• After-tax cash flow: $688/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: Springtown ISD
• NCES district ID: 4841280
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $56,136
• Composite: 33.41/100
• National rank: #5474
• State rank: #435 of 826 in TX

Livability — Carter

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Parker County · 144,797 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 24,880
• Household income: $92,485
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 333.0

Population outlook (Parker County) Hauer SSP2

• Today (2025): 147,426 people
• By 2030: 157,863 · +7.1%
• By 2040: 177,519 · +20.4%
• By 2050: 194,786 · +32.1%
• By 2075: 238,799 · +62.0%
• By 2100: 264,126 · +79.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Parker

• 2024 margin: Solid R (+66.4) · D 16.4% · R 82.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -55.2pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+64.4 2016: R+67.5 2012: R+65.8 2008: R+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.65%
• Current HPI: 262.1991
• 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

+217.8% since first listed

16 events — show timeline

• 2026-06-11 Listed $228,780 HARMLS
• 2024-05-21 Rental Removed $2,600 NTREIS
• 2024-03-19 Sold (MLS) — NTREIS
• 2024-02-23 Contingent — NTREIS
• 2024-02-14 Listed $425,000 NTREIS
• 2024-01-19 Listed for Rent $2,600 NTREIS
• 2024-01-17 Relisted — NTREIS
• 2024-01-17 Relisted — NTREIS
• 2024-01-17 Listing Removed — NTREIS
• 2024-01-16 Relisted — NTREIS
• 2023-08-23 Listed $476,500 NTREIS
• 2016-02-17 Sold (MLS) — NTREIS
• 2015-12-04 Pending — NTREIS
• 2015-11-23 Listed $72,000 NTREIS
• 2007-12-10 Sold (Public Records) — Public Records
• 1983-07-22 Sold (Public Records) — Public Records

Property tax history

+9.1%/yr

Latest (2025): $5,510 · +124.9% YoY. Source: county tax records.