12357 Orloff Dr · Rhome, TX 76078

$305,000

4 bd · 2.0 ba · 2,171 sqft · SingleFamily public records · 23 Days on market

Built 2013 0.26 ac lot Est $354k · 14% under $48/mo HOA · 2% of rent

---

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 +13.7/15.0
• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0

Listing remarks

This inviting two-story home offers 4 bedrooms and 2.5 bathrooms with fresh updates throughout and sold by its original owner. Situated on a spacious 0.25-acre corner lot in a family-friendly neighborhood, it provides both comfort and convenience. Step inside to find beautiful brand new luxury laminate wood flooring and carpet, complemented by fresh paint on every wall and door. Ceramic tile floors the wet areas for easy maintenance. The bright, open floor plan features an eat-in kitchen with granite countertops and a refrigerator that stays with the home — perfect for everyday living and entertaining. The primary bedroom is conveniently located downstairs and boasts bay windows that

Key facts

• Newer fence
• Covered patio
• Granite countertops

Tags

• CORNER LOT
• LUXURY LAMINATE WOOD FLOORING
• GRANITE COUNTERTOPS
• COVERED PATIO
• MATURE TREES
• NEWER FENCE

Property features AI

Finance

• Other: Community features include clubhouse, community pool, fitness center, greenbelt, park, playground, fishing, and sidewalks
• HOA & community: Mandatory HOA; Quarterly association fee; Association fee covers full use of facilities and management fees; HOA managed by Essex Management

Exterior

• Parking: Attached 2-car garage with garage door opener and single 2-car door; 2 covered parking spaces
• Security: Smoke detectors
• Utilities: Co-op electric; Co-op water; Individual water meter; Underground utilities; No municipal utility district; Outside city limits; All-weather road; Curbs and sidewalks; Community mailbox; No city services
• Home design: Single family residence; Two stories; Property attached: Yes
• Construction: Built in 2013; Brick and siding construction; Composition roof; Slab foundation
• Exterior features: Covered porch; Gutters; Wood fencing; Covered patio/porch; Sprinkler system; Corner lot; Few trees; Subdivision setting; Easement for utilities

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms; Primary bedroom on main level with dual sinks, garden tub, separate shower, and walk-in closet
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Eat-in kitchen; Granite counters; High-speed internet available; Walk-in closets; Bay windows; Window coverings
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-347 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (18.0% below list).
• Recommended offer: $244k (20.1% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.7% in Rhome — 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 74/100 on livability (#165 in TX, #4,376 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F.
• Northwest ISD (rural): math 48% / reading 52% proficiency, ranked #120 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Prairie View El (math 21% / reading 27%, grade F, #3,221 of 4,322 statewide, top 75%, 631 students, 54% FRL); Chisholm Trail Middle (math 39% / reading 35%, grade F, #756 of 1,662 statewide, top 47%, 684 students, 51% FRL); Northwest H S (math 55% / reading 64%, grade C+, #275 of 1,632 statewide, top 19%, 2,264 students, 0% FRL).
• Market conditions: 264 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 30% of the median local income ($100k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Wise County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($300k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $243,673 (20.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.82% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.88%
• DSCR: 0.78
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $353,873
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11931 Arbor Lake Rd	0.22mi	4/2.5	2,322 (+7%)	4mo	$279,900	$121	73
12638 Carpenter Ln Unit 1a	0.37mi	3/2.5 (-1)	2,264 (+4%)	2mo	$279,000	$123	67
11550 Gammon Ln	0.41mi	4/2.5	1,954 (-10%)	7mo	$311,534	$159	56
11507 Gammon Ave	0.42mi	4/2.5	1,954 (-10%)	7mo	$275,699	$141	56
11535 Gammon Ave	0.38mi	4/2.5	1,954 (-10%)	9mo	$293,922	$150	56
11538 Antrim Pl	0.37mi	4/2.0	1,891 (-13%)	8mo	$318,999	$169	54
11543 Gammon Ave	0.38mi	4/2.0	1,891 (-13%)	9mo	$308,049	$163	53
12403 Lost Rock Dr	0.49mi	4/2.5	1,954 (-10%)	7mo	$284,674	$146	53
11523 Gammon Ave	0.40mi	4/2.0	1,891 (-13%)	9mo	$317,299	$168	52
11523 Hermosa Ln	0.43mi	4/2.0	1,891 (-13%)	10mo	$308,199	$163	50
11534 Hermosa Ln	0.46mi	4/2.0	1,891 (-13%)	9mo	$316,049	$167	50
11402 Gammon Ave	0.50mi	4/2.0	1,891 (-13%)	10mo	$320,649	$170	47

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.69×
• Total profit: $144,171
• Equity at exit: $274,768

10-year hold

• IRR: 18.9%
• Equity multiple: 6.18×
• Total profit: $442,286
• Equity at exit: $592,548

Cash invested: $85,400 (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 76078

• Home prices YoY: 6.5%
• Active inventory: 264
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,502 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$549 /mo · $6,589/yr
• Insurance: −$127
• HOA: −$48
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-347

Break-even live

Break-even rent $2,941

Max offer price $243,673

Occupancy floor —

Sensitivity live

Price	-10% $-175	-5% $-261	+0% $-347	+5% $-433	+10% $-520
Rent	-10% $-545	-5% $-446	+0% $-347	+5% $-248	+10% $-150
Rate	-1.0pp $-194	-0.5pp $-270	base $-347	+0.5pp $-426	+1.0pp $-507

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12417 Worthington Ln Rhome, TX	5.0	3.5	2911	$3,000	$1.03	45d	1	0.07mi
12221 Big Rock Dr Rhome, TX	4.0	2.5	2558	$2,395	$0.94	26d	1	0.11mi
12408 Sunland Ave Rhome, TX	3.0	2.0	1557	$1,875	$1.20	45d	1	0.29mi
12630 Carpenter Ln Rhome, TX	3.0	2.0	1557	$1,879	$1.21	26d	1	0.38mi
11828 Mancos Trl Justin, TX	3.0	2.0	1474	$1,809	$1.23	45d	1	0.64mi
16000 Isles Dr , TX	4.0	3.0	2673	$2,500	$0.94	26d	1	0.91mi
1201 Viscount St Haslet, TX	4.0	3.0	1941	$2,700	$1.39	14d	1	0.94mi
16009 Wanderer Ln Haslet, TX	3.0	2.0	1427	$1,999	$1.40	0d	1	0.97mi
1020 Valerian Dr Haslet, TX	4.0	3.0	2144	$2,325	$1.08	45d	1	1.04mi
1017 Valerian Dr Haslet, TX	3.0	2.0	1734	$2,250	$1.30	4d	1	1.06mi
1049 Knightly Ln Haslet, TX	3.0	2.0	1721	$2,195	$1.28	20d	1	1.09mi
1045 Knightly Ln Haslet, TX	4.0	3.0	2388	$2,500	$1.05	45d	1	1.10mi
16721 Porterfield Ln Justin, TX	5.0	3.0	2770	$2,800	$1.01	45d	1	1.12mi
16729 Milwaukee St Justin, TX	4.0	2.0	1836	$2,325	$1.27	4d	1	1.17mi
16617 Porterfield Ln Justin, TX	3.0	2.0	1554	$2,095	$1.35	45d	1	1.18mi
16020 Rein Ave Haslet, TX	4.0	3.0	2358	$2,355	$1.00	14d	1	1.27mi
16537 Milwaukee St Justin, TX	4.0	2.0	1653	$2,249	$1.36	0d	1	1.29mi
16612 Portage St Justin, TX	3.0	2.0	1478	$2,000	$1.35	45d	1	1.30mi
16029 Pemberly Way Haslet, TX	3.0	2.0	1721	$2,095	$1.22	14d	1	1.32mi
820 Forestdale Ct Haslet, TX	4.0	2.5	2766	$2,700	$0.98	45d	1	1.39mi
16428 Milwaukee St Justin, TX	4.0	2.0	1738	$2,500	$1.44	45d	1	1.40mi
708 Basteen Ln Justin, TX	4.0	2.0	1728	$2,300	$1.33	13d	1	1.41mi
804 Loomis Trl Justin, TX	4.0	2.0	1875	$2,285	$1.22	0d	1	1.46mi
829 Loomis Trl Justin, TX	4.0	2.0	2091	$2,450	$1.17	45d	1	1.48mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 14 events

1. 2026-06-22
   days on market $305,000 Active 23 DOM
2. 2026-06-18
   days on market $305,000 Active 20 DOM
3. 2026-06-17
   days on market $305,000 Active 19 DOM
4. 2026-06-16
   days on market $305,000 Active 18 DOM
5. 2026-06-15
   days on market $305,000 Active 17 DOM
6. 2026-06-13
   days on market $305,000 Active 15 DOM
7. 2026-06-09
   days on market $305,000 Active 11 DOM
8. 2026-06-08
   days on market $305,000 Active 10 DOM
9. 2026-06-07
   days on market $305,000 Active 9 DOM
10. 2026-06-04
    days on market $305,000 Active 6 DOM
11. 2026-06-03
    days on market $305,000 Active 5 DOM
12. 2026-06-02
    days on market $305,000 Active 4 DOM
13. 2026-06-01
    days on market $305,000 Active 3 DOM
14. 2026-05-31
    days on market $305,000 Active 2 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: $6,589 · $549/mo
• Projected year-2 tax: $6,589 · $549/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $30,023
• − Mortgage interest: −$17,085
• − Property taxes: −$6,589
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,402
• − Management: −$2,402
• − HOA: −$576
• − Depreciation: −$8,873
• Taxable loss: −$9,429
• Est. tax savings @ 24.0%: +$2,263
• After-tax cash flow: $-1,903/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: Northwest ISD
• NCES district ID: 4833180
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $85,315
• Composite: 46.15/100
• National rank: #2504
• State rank: #120 of 826 in TX

Livability — Rhome

• Score: 74/100
• State rank: #165
• US rank: #4376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wise County · 49,037 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 10,828
• Household income: $99,866
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 10.0

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 24% Two or more races 11% Native American 4% Black 2%
• Hispanic origin (detail): Mexican 20% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 14% German/W. Germanic 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: ▲ 19.94%
• Current HPI: 325.22
• 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

1 event — show timeline

• 2026-05-28 Listed $305,000 NTREIS

Property tax history

-0.4%/yr

Latest (2025): $6,589 · -0.4% YoY. Source: county tax records.