Is 149 Pinehurst Dr in Boyd, TX a good investment?

CashFlowRE grades it D- with a 5.5% cap rate and $-179/mo modeled cash flow at a $256,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 149 Pinehurst Dr?

The modeled cap rate is 5.5% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,074/month, from CashFlowRE's rent model.

D- Composite 39.54

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 +9.5/30.0
ARV discount +9.0/15.0
Condition / age +5.0/5.0
Schools +4.1/10.0
Livability +3.7/5.0
1% rule +3.1/10.0
DSCR +2.7/10.0
Rent growth +2.5/5.0
Appreciation +0.0/10.0

$256,990

149 Pinehurst Dr · Boyd, TX 76023

4 bd · 2.0 ba · 1,477 sqft · SingleFamily · 115 Days on market

Built 2026 Excellent condition 5,950 sqft lot Garage $174/sqft · at area comps Est $266k · at est. $42/mo HOA · 2% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

New phase now selling! D. R. Horton America's Builder since 2002 is excited to serve as your home builder in the fabulous unique master planned community of Springhill South in Boyd. The single-story Baylor Floorplan, Elevation C, with an estimated Summer completion, offers 4 bedrooms, 2 bathrooms, and a 2-car garage with a bright open-concept design ideal for modern living. The family room, dining area, and contemporary kitchen flow together seamlessly, creating a welcoming and functional central gathering space.

Key facts

Open-concept design
Quartz countertops
Oversized shower

What this means for you Summary

Snapshot

This is a 4-bed/2.0-bath single-family listed at $257k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
To cash-flow at today's rent, offer at most $231k (10.1% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (19.3% below list).
Recommended offer: $207k (19.3% below list) — sets the bar for 1% rule.
Cap rate 5.5% vs local median 4.5% in Boyd — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

Location reads 74/100 on livability (#185 in TX, #4,775 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
Boyd ISD (rural): math 36% / reading 38% proficiency, ranked #462 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
Zoned schools: Boyd El (math 47% / reading 37%, grade F, #1,335 of 4,322 statewide, top 33%, 478 students, 57% FRL); Boyd Middle (math 32% / reading 47%, grade F, #660 of 1,662 statewide, top 41%, 202 students, 48% FRL); Boyd H S (math 37% / reading 47%, grade F, #730 of 1,632 statewide, top 47%, 386 students, 39% FRL) — zoned schools at 48% FRL track the district average.
Market conditions: 247 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 36d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 460 units permitted in Wise County in 2024 (243 in 5+ unit buildings).
This rent runs 31% of the median local income ($81k/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 $8k of value loss. Plan a longer hold.
Wise County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

It's been on market 115 days — a 9% lower offer ($234k) is reasonable based on typical stale-listing flexibility.

Recommended offer $207,446 (19.3% below list)

Questions for the listing agent

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?
It's been on market 115 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.81% ✗
Cap rate: 5.46%
Cash-on-cash: -2.99%
DSCR: 0.87
GRM: 10.3

CMA / ARV

ARV (median comp): $265,748
List price: $256,990
Delta: -3.30%
Verdict: FAIR
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Mojave Rd	0.08mi	3/2.0 (-1)	1,442 (-2%)	3mo	$265,507	$184	85
128 Lilywood Ln	0.11mi	3/2.0 (-1)	1,440 (-2%)	2mo	$259,660	$180	83
136 Lilywood Ln	0.10mi	3/2.0 (-1)	1,442 (-2%)	4mo	$254,990	$177	83
120 Lilywood Rd	0.13mi	3/2.0 (-1)	1,442 (-2%)	4mo	$271,640	$188	82
172 Mojave Rd	0.03mi	3/2.0 (-1)	1,566 (+6%)	3mo	$269,990	$172	81
188 Mojave Rd	0.04mi	3/2.0 (-1)	1,566 (+6%)	4mo	$259,990	$166	80
132 Lilywood Ln	0.11mi	3/2.0 (-1)	1,566 (+6%)	3mo	$259,990	$166	77
207 Greenhill Trl	0.16mi	4/2.0	1,602 (+8%)	4mo	$300,990	$188	75
105 Pinehurst Dr	0.11mi	4/2.0	1,657 (+12%)	2mo	$264,990	$160	74
258 Birch Forest Ln	0.13mi	4/2.0	1,657 (+12%)	2mo	$264,990	$160	72
274 Birch Forest Ln	0.13mi	4/2.0	1,662 (+12%)	1mo	$269,190	$162	72
140 Lilywood Ln	0.10mi	3/2.0 (-1)	1,331 (-10%)	4mo	$259,990	$195	70

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: -21.3%
Equity multiple: 0.26×
Total profit: $-52,998
Equity at exit: $38,318

10-year hold

IRR: -14.7%
Equity multiple: 0.16×
Total profit: $-60,611
Equity at exit: $22,220

Cash invested: $71,957 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 37 active · 16 under contract
Months of supply: 7.9 mo (13%/mo absorbed)
Median asking: $268,990 ($181/sqft)
Median days on market: 66 d
This list price: 27% of active listings are priced below it
ARV vs active asking: -0.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76023

Home prices YoY: -3.6%
Active inventory: 247
Price-to-rent: 10.3×

Monthly cashflow live

Estimated rent: $2,074 high interval (Pro) →
Mortgage (P&I): −$1,348
Tax est. 1.5%: −$321 /mo · $3,855/yr
Insurance: −$107
HOA: −$42
Lot rent: −$0
Vacancy / Maint / Mgmt: −$436
Net cashflow: $-179

Break-even live

Break-even rent $2,301

Max offer price $231,064

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-90	+0% $-179	+5% $-268	+10% $-357
Rent	-10% $-343	-5% $-261	+0% $-179	+5% $-97	+10% $-15
Rate	-1.0pp $-50	-0.5pp $-114	base $-179	+0.5pp $-246	+1.0pp $-314

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: $64,248
Closing costs: $7,710
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 Bay Meadows LN Boyd, TX	4.0	2.0	1602	$2,190	$1.37	28d	1	0.03mi
139 Mojave RD Boyd, TX	3.0	2.0	1331	$1,975	$1.48	73d	1	0.08mi
139 Mojave RD Boyd, TX	3.0	2.0	1331	$1,895	$1.42	48d	1	0.08mi
134 Gerber Ln Boyd, TX	3.0	2.0	1566	$2,100	$1.34	93d	1	0.15mi
156 Birch St Boyd, TX	4.0	2.0	1587	$2,150	$1.35	51d	1	0.21mi
129 Blossom Trl Boyd, TX	4.0	2.0	1836	$2,350	$1.28	26d	1	0.24mi
113 Orchard Pines Pl Boyd, TX	4.0	2.0	1836	$2,345	$1.28	2d	1	0.27mi
477 S Evans St Unit 300 Boyd, TX	3.0	2.5	1681	$1,800	$1.07	35d	1	0.77mi
477 S Evans St Unit 200 Boyd, TX	3.0	2.5	1634	$1,890	$1.16	14d	1	0.77mi
204 E Boyd Ave Boyd, TX	3.0	2.0	1200	$1,750	$1.46	0d	1	1.05mi

Property features AI

Finance

Other: Community features: community pool, park, playground, jogging/bike path, sidewalks, curbs
Financial info: Accepts Cash, Conventional, FHA, and VA financing
HOA & community: Mandatory homeowners associationAnnual HOA fee of $500 (includes management fees)HOA managed by VCM, Inc.

Exterior

Parking: 2 covered parking spaces2-car attached garage with single 2-car doorGarage door openerGarage faces front
Security: Smoke detector(s)
Utilities: City waterCity sewerNatural gas available with individual gas meterElectricity connectedIndividual water meterCable availablePhone availableSewer availableCommunity mailboxConcrete, curbs, and sidewalk; underground utilities
Home design: Single family residenceOne-storyNew construction (incomplete)Not attached to another unitSmoke detectors installed
Construction: Built in 2026Brick, frame, and siding exteriorComposition roofSlab foundation
Exterior features: Covered porch(es)Covered patio/porchGuttersWood fencing in back yardFew treesLandscapedSprinkler systemSubdivision lotInterior lotGrassed vegetationUtilities easement (utilities)

Interior

Kitchen: Gas rangeMicrowaveDishwasherGarbage disposalWater line to refrigeratorPlumbed for gas in kitchenSolid surface (non-natural) counters
Bedrooms: 4 bedrooms (all on the main level)Primary bedroom with separate shower and walk-in closet
Flooring: Luxury vinyl plankCarpet
Bathrooms: 2 full bathrooms
Heating & cooling: Central heatingHeat pumpNatural gas heatingCentral air conditioningElectric cooling
Interior features: Open floorplanKitchen islandEat-in kitchenWalk-in pantryPantryDecorative lightingHigh speed internet availableCable TV availableSmart home systemVented exhaust fan
Laundry & utility: Full-size washer/dryer areaWasher hookupElectric dryer hookupSeparate utility room

Listing history 50 events

2026-08-08

days on market $256,990 Active 115 DOM
2026-08-06

days on market $256,990 Active 113 DOM
2026-08-05

days on market $256,990 Active 112 DOM
2026-08-04

days on market $256,990 Active 111 DOM
2026-08-03

days on market $256,990 Active 110 DOM
2026-07-31

days on market $256,990 Active 107 DOM
2026-07-30

days on market $256,990 Active 105 DOM
2026-07-28

days on market $256,990 Active 104 DOM
2026-07-26

days on market $256,990 Active 102 DOM
2026-07-24

days on market $256,990 Active 100 DOM
2026-07-23

days on market $256,990 Active 99 DOM
2026-07-22

days on market $256,990 Active 98 DOM
2026-07-21

days on market $256,990 Active 97 DOM
2026-07-20

days on market $256,990 Active 96 DOM
2026-07-18

days on market $256,990 Active 94 DOM
2026-07-18

days on market $256,990 Active 93 DOM
2026-07-16

days on market $256,990 Active 92 DOM
2026-07-15

days on market $256,990 Active 91 DOM
2026-07-14

days on market $256,990 Active 90 DOM
2026-07-13

days on market $256,990 Active 89 DOM
2026-07-13

days on market $256,990 Active 88 DOM
2026-07-11

days on market $256,990 Active 87 DOM
2026-07-10

days on market $256,990 Active 86 DOM
2026-07-09

days on market $256,990 Active 85 DOM
2026-07-07

days on market $256,990 Active 83 DOM
2026-07-06

days on market $256,990 Active 82 DOM
2026-07-06

days on market $256,990 Active 81 DOM
2026-07-05

days on market $256,990 Active 80 DOM
2026-07-03

days on market $256,990 Active 79 DOM
2026-07-02

days on market $256,990 Active 78 DOM
2026-07-01

days on market $256,990 Active 77 DOM
2026-06-30

days on market $256,990 Active 76 DOM
2026-06-29

days on market $256,990 Active 75 DOM
2026-06-28

days on market $256,990 Active 74 DOM
2026-06-27

days on market $256,990 Active 73 DOM
2026-06-26

days on market $256,990 Active 72 DOM
2026-06-24

days on market $256,990 Active 70 DOM
2026-06-22

days on market $256,990 Active 68 DOM
2026-06-21

days on market $256,990 Active 67 DOM
2026-06-18

days on market $256,990 Active 64 DOM
2026-06-17

days on market $256,990 Active 63 DOM
2026-06-16

days on market $256,990 Active 62 DOM
2026-06-15

days on market $256,990 Active 61 DOM
2026-06-13

days on market $256,990 Active 59 DOM
2026-06-09

days on market $256,990 Active 55 DOM
2026-06-08

days on market $256,990 Active 54 DOM
2026-06-07

days on market $256,990 Active 53 DOM
2026-06-04

days on market $256,990 Active 50 DOM
2026-06-03

days on market $256,990 Active 49 DOM
2026-06-02

days on market $256,990 Active 48 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $24,894
− Mortgage interest: −$14,395
− Property taxes: −$3,855
− Insurance: −$1,285
− Repairs & maintenance: −$1,991
− Management: −$1,991
− HOA: −$504
− Depreciation: −$7,476
Taxable loss: −$6,605

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,585
After-tax cash flow: $-565/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.

Condition & rehab AI · 7 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs needed. It is located in a well-maintained community with a playground and pool, making it ideal for both resale and rental.

Value-add opportunities

Both Landscaping improvements — Enhances curb appeal and adds value ↑
Both Playground maintenance — Maintains community appeal and safety ↑
Both Community pool maintenance — Keeps amenities in good condition ↑

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Boyd El F TX #1,335/4,322 Nat'l #17,861/41,679 Middle Boyd Middle F TX #660/1,662 Nat'l #6,151/14,009 High Boyd H S F TX #730/1,632 Nat'l #7,572/17,239

Schools (NCES district)

District: Boyd ISD
NCES district ID: 4811010
Math proficiency: 36% ▼ -3.00%
Reading proficiency: 38% ▼ -5.00%
Median HH income: $51,462
Composite: 32.14/100
National rank: #5796
State rank: #462 of 826 in TX

B Composite livability gradescore 74/100

Livability — Boyd

Score: 74/100
State rank: #185
US rank: #4775

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

County: Wise · 71,620 people
Metro: Dallas-Fort Worth-Arlington, TX
Population (ZIP): 7,192
Household income: $80,927
Rent vs Own: 17.9% rent · 82.1% own
Severe rent burden: 7% of renters

Population outlook (Wise County) Hauer SSP2

Today (2025): 71,620 people
By 2030: 75,858 · +5.9%
By 2040: 83,908 · +17.2%
By 2050: 90,717 · +26.7%
By 2075: 107,583 · +50.2%
By 2100: 114,996 · +60.6%

Race, ethnicity, and origin ACS 2023

Neighborhood character: Predominantly White (85%)
Race & ethnicity: White 85% Hispanic / Latino 11% Two or more races 6%
Hispanic origin (detail): Mexican 10%
Common ancestry: Lithuanian 4% Scotch-Irish 2% Italian 2%
Foreign-born: 3% · Canada
Languages at home: 92% English-only · Spanish 6% Russian/Polish/Slavic 1%

Political lean MEDSL · Wise

2024 margin: Solid R (+70.0) · D 14.7% · R 84.7%
2008→2024 swing: -14.3pp toward R · 2008: -55.7pp · 2024: -70.0pp
All cycles: 2024: R+70.0 2020: R+68.2 2016: R+69.9 2012: R+67.5 2008: R+55.7

Not yet ingested

Civics: —

Market trends

HPI YoY: ▼ -10.08%
Current HPI: 268.5024
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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

+1.6% since first listed

3 events — show timeline

2026-06-01 Price Changed $256,990 NTREIS
2026-04-17 Price Changed $253,990 NTREIS
2026-04-15 Listed $252,990 NTREIS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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