716 & 724 Rocky Ridge Flatts Rd · Oak Ridge, TX 76240

$170,000

6 bd · 5.0 ba · 2,418 sqft · Other public records · 201 Days on market

Built 2015 0.89 ac lot $70/sqft · 73% below area Est $228k · 26% under ↓ 1% since listing

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Why this score? — see what drove the C+ 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THREE TRIPLEXES in a row with gated community, total 9 units well maintained, built 2009, metal roof, covered porches, 2 car carports each, granite countertops, stone backsplash, crown molding, trey ceilings, all appliances including washer and dryer. Approx. 1 hour north of Dallas, 20 minutes from largest Casino in the world-Winstar... Approx. 15 minutes from Gainesville or Sherman, and minutes away from area Lakes. Additional storage built for each unit. Also, it conveys with additional 1.5 acres approximately land to build additional duplexes or triplexes to fetch additional income and increase the property value within the same cost. However, there is an opportunity to buy additional two single-family homes within this gated community for additional price of $175K each (refer MLS# 21122455, 21122456)

Key facts

• Gated community
• Covered porches
• Metal roof

Tags

• GATED COMMUNITY
• METAL ROOF
• COVERED PORCHES
• KITCHEN ISLAND
• ALL APPLIANCES

What this means for you Summary

Snapshot

• This is a 6-bed/5.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.9% in Oak Ridge — 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 62/100 on livability (#900 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Callisburg ISD (rural): math 39% / reading 48% proficiency, ranked #266 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 462 active listings in the ZIP; 190 units permitted in Cooke County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($72k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% 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 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: 1.12% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.36%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $228,299
• List price: $170,000
• Delta: -25.54%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-6,399
• Equity at exit: $25,348

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $21,739
• Equity at exit: $14,698

Cash invested: $47,600 (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 76240

• Active inventory: 462
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,907 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $332

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 78%

Sensitivity live

Price	-10% $449	-5% $390	+0% $332	+5% $273	+10% $214
Rent	-10% $181	-5% $256	+0% $332	+5% $407	+10% $482
Rate	-1.0pp $417	-0.5pp $375	base $332	+0.5pp $288	+1.0pp $243

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $170,000 Active 201 DOM
2. 2026-06-18
   days on market $170,000 Active 200 DOM
3. 2026-06-17
   days on market $170,000 Active 199 DOM
4. 2026-06-16
   days on market $170,000 Active 198 DOM
5. 2026-06-15
   days on market $170,000 Active 197 DOM
6. 2026-06-14
   days on market $170,000 Active 195 DOM
7. 2026-06-12
   days on market $170,000 Active 194 DOM
8. 2026-06-09
   days on market $170,000 Active 191 DOM
9. 2026-06-08
   days on market $170,000 Active 190 DOM
10. 2026-06-07
    days on market $170,000 Active 189 DOM
11. 2026-06-05
    days on market $170,000 Active 186 DOM
12. 2026-06-03
    days on market $170,000 Active 185 DOM
13. 2026-06-02
    days on market $170,000 Active 184 DOM
14. 2026-06-01
    days on market $170,000 Active 183 DOM
15. 2026-05-31
    days on market $170,000 Active 182 DOM
16. 2026-05-30
    days on market $170,000 Active 181 DOM
17. 2026-03-23
    price $1,475,000 824-char remark

    Show marketing remark (471 chars)

    Single-family home remodeled in 2015 with gated community, metal roof, covered porches, 2 car carports each, kitchen island, all appliances including washer and dryer. Approx. 1 hour north of Dallas, 20 minutes from largest Casino in the world-Winstar... Approx. 15 minutes from Gainesville or Sherman, and minutes away from area Lakes. Tenant occupied, do not disturb tenant. Kindly note, this listing price is for one dwelling only as the address might be confusing.

18. 2026-03-23
    price $170,000 471-char remark

    Show marketing remark (471 chars)

    Single-family home remodeled in 2015 with gated community, metal roof, covered porches, 2 car carports each, kitchen island, all appliances including washer and dryer. Approx. 1 hour north of Dallas, 20 minutes from largest Casino in the world-Winstar... Approx. 15 minutes from Gainesville or Sherman, and minutes away from area Lakes. Tenant occupied, do not disturb tenant. Kindly note, this listing price is for one dwelling only as the address might be confusing.

19. 2025-11-30
    listed $1,495,000 Active 824-char remark

    Show marketing remark (471 chars)

    Single-family home remodeled in 2015 with gated community, metal roof, covered porches, 2 car carports each, kitchen island, all appliances including washer and dryer. Approx. 1 hour north of Dallas, 20 minutes from largest Casino in the world-Winstar... Approx. 15 minutes from Gainesville or Sherman, and minutes away from area Lakes. Tenant occupied, do not disturb tenant. Kindly note, this listing price is for one dwelling only as the address might be confusing.

20. 2025-11-30
    listed $175,000 Active 471-char remark

    Show marketing remark (471 chars)

    Single-family home remodeled in 2015 with gated community, metal roof, covered porches, 2 car carports each, kitchen island, all appliances including washer and dryer. Approx. 1 hour north of Dallas, 20 minutes from largest Casino in the world-Winstar... Approx. 15 minutes from Gainesville or Sherman, and minutes away from area Lakes. Tenant occupied, do not disturb tenant. Kindly note, this listing price is for one dwelling only as the address might be confusing.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $22,882
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$4,945
• Taxable income: $1,353
• Est. tax owed @ 24.0%: −$325
• After-tax cash flow: $3,654/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: Callisburg ISD
• NCES district ID: 4812510
• Math proficiency: 39% ▼ -17.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $61,269
• Composite: 38.44/100
• National rank: #4196
• State rank: #266 of 826 in TX

Livability — Oak Ridge

• Score: 62/100
• State rank: #900
• US rank: #16164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Ridge, TX
• County: Cooke County · 29,419 people
• Metro: Gainesville, TX
• Population (ZIP): 29,419
• Household income: $71,502
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 660.0

Population outlook (Cooke County) Hauer SSP2

• Today (2025): 39,965 people
• By 2030: 39,974 · +0.0%
• By 2040: 39,772 · -0.5%
• By 2050: 39,258 · -1.8%
• By 2075: 37,262 · -6.8%
• By 2100: 33,363 · -16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 24% Two or more races 14% Black 5%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Serbian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 16% Other Indo-European 1%

Political lean MEDSL · Cooke

• 2024 margin: Solid R (+66.9) · D 16.2% · R 83.1%
• 2008→2024 swing: -8.2pp toward R · 2008: -58.7pp · 2024: -66.9pp
• All cycles: 2024: R+66.9 2020: R+65.2 2016: R+68.1 2012: R+67.6 2008: R+58.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -198.63%
• Current HPI: 247.3822
• Rent YoY: —
• Metro: Gainesville, 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

-1.3% since first listed

4 events — show timeline

• 2026-03-23 Price Changed $1,475,000 NTREIS
• 2026-03-23 Price Changed $170,000 NTREIS
• 2025-11-30 Listed $175,000 NTREIS
• 2025-11-30 Listed $1,495,000 NTREIS

Property tax history

+6.9%/yr

Latest (2025): $19,710 · +7.8% YoY. Source: county tax records.