9142 Parkview Cir · Tolar, TX 76476

$299,000

3 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 43 Days on market

Built 2015 6,665 sqft lot Est $360k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Appreciation +5.0/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

Great House - Great Neighborhood - Great Schools - Located in Tolar, Texas, enjoy all the benefits of life in a small town, in Tolar ISD, one of the most sought after school districts in Hood County. Tons of Smart Home Features are built into this home it is pre-wired for network media and surveillance connectivity, quad shield coax cabling. Nest door bell, Nest thermostat and Rachio sprinkler controller. Luxurious Master Suite, Huge Utility Room, Open kitchen with granite counters and stainless appliances, covered back porch and a nice fenced-in backyard. Priced right and ready for a new family, it's vacant and move in ready.

Key facts

• 6,665 sq ft lot
• 2 garage spots
• Built 2015

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-303 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (23.2% below list).
• Recommended offer: $230k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.1% in Tolar — 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 75/100 on livability (#146 in TX, #4,139 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Tolar ISD (rural): math 55% / reading 50% proficiency, ranked #131 of 826 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Tolar El (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 393 students, 39% FRL) — zoned schools average 39% FRL vs 24% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 136 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 125 units permitted in Hood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $198 appreciation (0.1% local appreciation)).
• Hood County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,676 (23.2% 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. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.34%
• DSCR: 0.81
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $360,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9142 Parkview Cir	0.00mi	3/2.0	1,792 (0%)	2mo	$299,000	$167	98
9108 Parkview Cir	0.05mi	4/2.0 (+1)	1,711 (-4%)	0mo	$325,000	$190	85
948 Huckleberry Ln	0.13mi	4/2.0 (+1)	1,870 (+4%)	0mo	$369,000	$197	81
1418 Oleander Dr	0.20mi	4/2.0 (+1)	1,717 (-4%)	1mo	$345,888	$201	78
944 Huckleberry Ln	0.14mi	3/2.0	1,629 (-9%)	1mo	$345,000	$212	77
9217 Parkview Cir	0.14mi	3/2.0	1,616 (-10%)	2mo	$330,000	$204	76
472 Peace Lily Way	0.40mi	4/2.0 (+1)	1,776 (-1%)	0mo	$298,000	$168	74
9150 Parkview Cir	0.04mi	3/2.0	1,542 (-14%)	2mo	$273,000	$177	73
9135 Parkview Cir	0.06mi	3/2.0	1,538 (-14%)	2mo	$325,000	$211	72
9012 Parkview Cir	0.16mi	4/2.0 (+1)	1,967 (+10%)	1mo	$498,000	$253	71
420 Redbud Ln	0.66mi	3/2.0	1,768 (-1%)	2mo	$359,900	$204	65
208 N Oak Ln	0.67mi	4/2.0 (+1)	2,050 (+14%)	1mo	$399,000	$195	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.68×
• Total profit: $-27,043
• Equity at exit: $87,811

10-year hold

• IRR: -0.9%
• Equity multiple: 0.91×
• Total profit: $-7,845
• Equity at exit: $106,348

Cash invested: $83,720 (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 76476

• Home prices YoY: 0.0%
• Active inventory: 136
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,297 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$425 /mo · $5,098/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-303

Break-even live

Break-even rent $2,680

Max offer price $245,484

Occupancy floor —

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
535 Calla Lily Way Tolar, TX	4.0	2.0	1935	$2,550	$1.32	43d	1	0.16mi
200 Cedar Ln Tolar, TX	3.0	2.0	1768	$1,850	$1.05	24d	1	0.49mi
206 E 3rd St Tolar, TX	3.0	1.0	1350	$1,895	$1.40	7d	1	0.51mi

Listing history 10 events

1. 2026-03-25
   soldstatus
2. 2026-03-06
   status Pending
3. 2026-02-25
   historical Active Option Contract
4. 2026-01-15
   listed $299,000 Active
5. 2021-12-06
   soldstatus
6. 2021-12-03
   soldstatus Sold 636-char remark

   Show marketing remark (636 chars)

   Great House - Great Neighborhood - Great Schools - Located in Tolar, Texas, enjoy all the benefits of life in a small town, in Tolar ISD, one of the most sought after school districts in Hood County. Tons of Smart Home Features are built into this home it is pre-wired for network media and surveillance connectivity, quad shield coax cabling. Nest door bell, Nest thermostat and Rachio sprinkler controller. Luxurious Master Suite, Huge Utility Room, Open kitchen with granite counters and stainless appliances, covered back porch and a nice fenced-in backyard. Priced right and ready for a new family, it's vacant and move in ready.

7. 2021-11-01
   status Pending 636-char remark

   Show marketing remark (636 chars)

   Great House - Great Neighborhood - Great Schools - Located in Tolar, Texas, enjoy all the benefits of life in a small town, in Tolar ISD, one of the most sought after school districts in Hood County. Tons of Smart Home Features are built into this home it is pre-wired for network media and surveillance connectivity, quad shield coax cabling. Nest door bell, Nest thermostat and Rachio sprinkler controller. Luxurious Master Suite, Huge Utility Room, Open kitchen with granite counters and stainless appliances, covered back porch and a nice fenced-in backyard. Priced right and ready for a new family, it's vacant and move in ready.

8. 2021-10-24
   historical Active Option Contract 636-char remark

   Show marketing remark (636 chars)

   Great House - Great Neighborhood - Great Schools - Located in Tolar, Texas, enjoy all the benefits of life in a small town, in Tolar ISD, one of the most sought after school districts in Hood County. Tons of Smart Home Features are built into this home it is pre-wired for network media and surveillance connectivity, quad shield coax cabling. Nest door bell, Nest thermostat and Rachio sprinkler controller. Luxurious Master Suite, Huge Utility Room, Open kitchen with granite counters and stainless appliances, covered back porch and a nice fenced-in backyard. Priced right and ready for a new family, it's vacant and move in ready.

9. 2021-10-21
   listed $282,500 Active 636-char remark

   Show marketing remark (636 chars)

   Great House - Great Neighborhood - Great Schools - Located in Tolar, Texas, enjoy all the benefits of life in a small town, in Tolar ISD, one of the most sought after school districts in Hood County. Tons of Smart Home Features are built into this home it is pre-wired for network media and surveillance connectivity, quad shield coax cabling. Nest door bell, Nest thermostat and Rachio sprinkler controller. Luxurious Master Suite, Huge Utility Room, Open kitchen with granite counters and stainless appliances, covered back porch and a nice fenced-in backyard. Priced right and ready for a new family, it's vacant and move in ready.

10. 2015-11-30
    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: $5,098 · $425/mo
• Projected year-2 tax: $5,472 · $456/mo
• Expected delta: +$374/yr (+$31/mo · 7.3%)

ⓘ 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 ≥107°F today · 25 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,561
• − Mortgage interest: −$16,749
• − Property taxes: −$5,098
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,205
• − Management: −$2,205
• − Depreciation: −$8,698
• Taxable loss: −$8,888
• Est. tax savings @ 24.0%: +$2,133
• After-tax cash flow: $-1,502/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: Tolar ISD
• NCES district ID: 4842900
• Math proficiency: 55% ▼ -8.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $55,351
• Composite: 45.4/100
• National rank: #2629
• State rank: #131 of 826 in TX

Livability — Tolar

• Score: 75/100
• State rank: #146
• US rank: #4139

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tolar, TX
• Population (ZIP): 3,638

Population outlook (Hood County) Hauer SSP2

• Today (2025): 63,502 people
• By 2030: 67,459 · +6.2%
• By 2040: 74,958 · +18.0%
• By 2050: 81,922 · +29.0%
• By 2075: 98,872 · +55.7%
• By 2100: 107,796 · +69.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Italian 2% Iranian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Hood

• 2024 margin: Solid R (+66.0) · D 16.6% · R 82.6%
• 2008→2024 swing: -11.9pp toward R · 2008: -54.0pp · 2024: -66.0pp
• All cycles: 2024: R+66.0 2020: R+64.1 2016: R+66.5 2012: R+64.7 2008: R+54.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.07%
• Current HPI: 308.4789
• 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

+5.8% since first listed

10 events — show timeline

• 2026-03-25 Sold (Public Records) — Public Records
• 2026-03-06 Pending — NTREIS
• 2026-02-25 Contingent — NTREIS
• 2026-01-15 Listed $299,000 NTREIS
• 2021-12-06 Sold (Public Records) — Public Records
• 2021-12-03 Sold (MLS) — NTREIS
• 2021-11-01 Pending — NTREIS
• 2021-10-24 Contingent — NTREIS
• 2021-10-21 Listed $282,500 NTREIS
• 2015-11-30 Sold (Public Records) — Public Records

Property tax history

+20.4%/yr

Latest (2025): $5,098 · +3.1% YoY. Source: county tax records.