336 Pecos Dr · Azle, TX 76020

$309,990

4 bd · 2.0 ba · 1,658 sqft · Other · 62 Days on market

Built 2026 10,633 sqft lot $187/sqft · at area comps Est $315k · at est. $42/mo HOA · 2% of rent

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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 +11.8/30.0
• ARV discount +8.1/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to D.R. Horton's new community of Sandy Beach in Azle and Azle ISD! The Elgin elevation-A is a single-story home that offers 4 bedrooms, 2 bathrooms and approx. 1,658 sq. ft. of living space. This home has an estimated Summer completion. As you enter the home, you'll pass one secondary bedroom with a spacious walk-in closet. Continue through the foyer and find an open concept kitchen, dining room, and living room. The kitchen comes equipped with stainless steel appliances with gas cooking range, granite countertops, a corner walk-in pantry and a large kitchen island. The living room offers plenty of natural light and leads out to the large, covered patio. The private main bedroom suite is located off the living room and features a huge walk-in closet and large walk-in shower. Additional features include tankless water heater; Luxury vinyl flooring at Entry, Hallways (per plan), Kitchen-Breakfast, Utility and Bathrooms; and full yard sod landscaping and irrigation. The Elgin includes the AMERICA'S SMART HOME TECHNOLOGY base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

Key facts

• Large kitchen island
• Open concept kitchen
• Granite countertops

Tags

• OPEN CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• GAS COOKING RANGE
• GRANITE COUNTERTOPS
• CORNER WALK-IN PANTRY
• LARGE KITCHEN ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $310k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (27.6% below list).
• Recommended offer: $224k (27.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.1% in Azle — 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 72/100 on livability (#267 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: schools C-, health & safety D+, amenities F.
• Azle ISD (suburban): math 37% / reading 43% proficiency, ranked #351 of 826 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.3%/yr); 591 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 31% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $224,487 (27.6% 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 62 days. Have you received any prior offers? Is the seller open to a 28% 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. 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: 0.72% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.19%
• DSCR: 0.95
• GRM: 11.5

CMA / ARV

• ARV (median comp): $314,514
• List price: $309,990
• Delta: -1.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.31% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.34×
• Total profit: $-57,396
• Equity at exit: $46,221

10-year hold

• IRR: -12.9%
• Equity multiple: 0.26×
• Total profit: $-63,863
• Equity at exit: $26,802

Cash invested: $86,797 (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 76020

• Home prices YoY: -20.6%
• Rents YoY: 2.3%
• Active inventory: 591
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,245 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$129
• HOA: −$42
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-86

Break-even live

Break-even rent $2,354

Max offer price $294,801

Occupancy floor 99%

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: $77,498
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Blanco Dr Azle, TX	4.0	2.0	2082	$2,495	$1.20	1d	1	0.08mi
448 Kaufman Dr Azle, TX	4.0	3.0	2091	$2,500	$1.20	1d	1	0.20mi
1300 White Sand Dr Unit 1304 Azle, TX	3.0	2.0	1149	$1,695	$1.48	43d	1	0.84mi
1304 White Sand Dr Azle, TX	3.0	2.0	1149	$1,695	$1.48	43d	1	0.88mi
1324 White Sand Dr Azle, TX	3.0	2.0	1149	$1,650	$1.44	5d	1	0.88mi
1408 Yachtclub Dr Azle, TX	3.0	2.0	1302	$2,000	$1.54	12d	1	1.01mi
1844 Sheila Dr Azle, TX	3.0	2.0	1319	$1,675	$1.27	6d	1	1.08mi
424 Lochridge Dr Unit 424 Azle, TX	3.0	2.0	1182	$1,575	$1.33	12d	1	1.13mi
1408 Arvel Cir Apt B Azle, TX	3.0	1.5	1200	$1,415	$1.18	2d	1	1.17mi
1920 Reef Ct Azle, TX	3.0	2.0	1090	$1,449	$1.33	43d	1	1.21mi
1401 Arvel Cir Azle, TX	3.0	1.0	1140	$1,550	$1.36	43d	1	1.21mi
549 Dylan Ct Azle, TX	3.0	2.0	1730	$2,250	$1.30	7d	1	1.21mi
821 Timberoaks Dr Azle, TX	3.0	2.0	1742	$1,875	$1.08	43d	1	1.24mi
912 Red Bud Dr Azle, TX	3.0	1.0	1378	$1,750	$1.27	1d	1	1.34mi
745 Timberoaks Dr Azle, TX	3.0	2.0	1304	$1,865	$1.43	3d	1	1.37mi
1620 Mockingbird Ln Azle, TX	3.0	2.0	1090	$1,499	$1.38	20d	1	1.45mi
700 Stribling Cir Azle, TX	3.0	2.0	1311	$1,659	$1.27	16d	1	1.45mi
629 Madeline Ct Azle, TX	4.0	2.0	1937	$2,200	$1.14	20d	1	1.47mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: watergaslandscaping

Listing history 16 events

1. 2026-06-18
   days on market $309,990 Active 62 DOM
2. 2026-06-17
   days on market $309,990 Active 61 DOM
3. 2026-06-16
   days on market $309,990 Active 60 DOM
4. 2026-06-15
   price $309,990 Active 59 DOM
5. 2026-06-15
   days on market $317,990 Active 59 DOM
6. 2026-06-13
   days on market $317,990 Active 57 DOM
7. 2026-06-13
   days on market $317,990 Active 56 DOM
8. 2026-06-09
   days on market $317,990 Active 53 DOM
9. 2026-06-08
   days on market $317,990 Active 52 DOM
10. 2026-06-07
    days on market $317,990 Active 51 DOM
11. 2026-06-04
    days on market $317,990 Active 48 DOM
12. 2026-06-03
    days on market $317,990 Active 47 DOM
13. 2026-06-02
    days on market $317,990 Active 46 DOM
14. 2026-06-01
    days on market $317,990 Active 45 DOM
15. 2026-05-31
    days on market $317,990 Active 44 DOM
16. 2026-04-17
    listed $319,760 Active 1202-char remark

    Show marketing remark (1202 chars)

    Welcome to D.R. Horton's new community of Sandy Beach in Azle and Azle ISD! The Elgin elevation-A is a single-story home that offers 4 bedrooms, 2 bathrooms and approx. 1,658 sq. ft. of living space. This home has an estimated Summer completion. As you enter the home, you'll pass one secondary bedroom with a spacious walk-in closet. Continue through the foyer and find an open concept kitchen, dining room, and living room. The kitchen comes equipped with stainless steel appliances with gas cooking range, granite countertops, a corner walk-in pantry and a large kitchen island. The living room offers plenty of natural light and leads out to the large, covered patio. The private main bedroom suite is located off the living room and features a huge walk-in closet and large walk-in shower. Additional features include tankless water heater; Luxury vinyl flooring at Entry, Hallways (per plan), Kitchen-Breakfast, Utility and Bathrooms; and full yard sod landscaping and irrigation. The Elgin includes the AMERICA'S SMART HOME TECHNOLOGY base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $5,673 · $473/mo
• Expected delta: +$4,921/yr (+$410/mo · 654.6%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,938
• − Mortgage interest: −$17,364
• − Property taxes: −$752
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,155
• − Management: −$2,155
• − HOA: −$504
• − Depreciation: −$9,018
• Taxable loss: −$6,560
• Est. tax savings @ 24.0%: +$1,574
• After-tax cash flow: $543/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: Azle ISD
• NCES district ID: 4809200
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 43% ▼ -5.00%
• Median HH income: $61,473
• Composite: 35.57/100
• National rank: #4900
• State rank: #351 of 826 in TX

Livability — Azle

• Score: 72/100
• State rank: #267
• US rank: #6239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Azle, TX
• County: Parker County · 144,797 people
• City population: 34,602
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 34,602
• Household income: $87,298
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 433.0

Population outlook (Tarrant County) Hauer SSP2

• Today (2025): 2,380,417 people
• By 2030: 2,578,900 · +8.3%
• By 2040: 2,974,995 · +25.0%
• By 2050: 3,350,489 · +40.8%
• By 2075: 4,216,909 · +77.2%
• By 2100: 4,741,527 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Two or more races 9% Black 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Italian 1% Portuguese 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 11%

Political lean MEDSL · Tarrant

• 2024 margin: Lean R (+5.1) · D 46.7% · R 51.9% · Other 1.4%
• 2008→2024 swing: +6.6pp toward D · 2008: -11.7pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+0.2 2016: R+8.7 2012: R+15.7 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.72%
• Current HPI: 287.155
• Rent YoY: ▲ 2.31%
• 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

1 event — show timeline

• 2026-04-17 Listed $319,760 NTREIS