1057 Carnagie Rd · Perrin, TX 76487

$279,999

4 bd · 2.0 ba · 1,475 sqft · Land · 2 Days on market

Built 2026 2.01 ac lot

---

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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +3.5/10.0
• 1% rule +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Get ready to fall in love! From the moment you walk through the door, you’re greeted with a bright, airy layout designed for comfort, connection, and everyday living at its best. This thoughtfully designed home features 4 spacious bedrooms and 2 full bathrooms, including a private primary suite retreat complete with its own bathroom and a large walk-in closet you’ll absolutely love. It’s your own peaceful escape at the end of a long day. A fully equipped kitchen featuring a refrigerator, range, dishwasher, and a welcoming eat-in kitchen area, perfect for morning coffee, family dinners, or hosting friends. The cozy dining space offers direct outdoor access, making entertain

Key facts

• 2 acre lot
• 2.01 acre lot
• 2 parking spots

Tags

• PRIVATE PRIMARY SUITE RETREAT
• FULLY EQUIPPED KITCHEN
• WELCOMING EAT-IN KITCHEN AREA
• DIRECT OUTDOOR ACCESS
• OVERSIZED LIVING ROOM
• 2 ACRE LOT

Property features AI

Finance

• Other: Horse permitted on the property; Lot size approximately 2.01 acres; Subdivision: Silver Spurs Ranch; Builder special listing condition; Possession at closing/funding
• Financial info: Listing accepts Cash, Conventional, FHA, USDA, and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking (2 spaces); Detached carport; Gravel parking areas; Carport with 2 spaces
• Security: Smoke detector(s)
• Utilities: Co-op electric available; Electricity available; Well water; Private water; Septic / private sewer; Outside city limits; Community mailbox
• Home design: Manufactured home; Residential property; New construction completed in 2026; Single-story; Property attached
• Construction: Composition roof; Pillar/post/pier foundation; Other construction materials
• Exterior features: Covered deck; Covered front and rear porches; Gutters; Patio; Interior lot on acreage; Utilities easement

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Kitchen island
• Bedrooms: Primary bedroom with ensuite bath and walk-in closet (first floor); Three additional bedrooms (first floor)
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open floorplan; Kitchen island; Built-in features; Decorative lighting; Walk-in closet(s); Two living areas; One dining area; Seven total rooms; One level (single-story)
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room; Utility room with space for a freezer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $280k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (18.3% below list).
• Recommended offer: $229k (18.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#1,190 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety D+, crime F, amenities F.
• Poolville ISD (rural): math 40% / reading 41% proficiency, ranked #385 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Poolville El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 380 students, 52% FRL).
• Market conditions: 288 active listings in the ZIP; 437 units permitted in Parker County in 2024 (0 in 5+ unit buildings).

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.
• Parker County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $228,667 (18.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
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: 0.82% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-37,752
• Equity at exit: $41,749

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-23,392
• Equity at exit: $24,209

Cash invested: $78,400 (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 76487

• Home prices YoY: -3.5%
• Active inventory: 288
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,287 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$100 /mo · $1,199/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $122

Break-even live

Break-even rent $2,133

Max offer price $279,999

Occupancy floor 90%

Sensitivity live

Price	-10% $280	-5% $201	+0% $122	+5% $42	+10% $-37
Rent	-10% $-59	-5% $31	+0% $122	+5% $212	+10% $302
Rate	-1.0pp $263	-0.5pp $193	base $122	+0.5pp $49	+1.0pp $-25

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $279,999 Active 2 DOM
2. 2026-06-17
   remarks 681-char remark
3. 2026-06-17
   listed $279,999 Active 1 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: $1,199 · $100/mo
• Projected year-2 tax: $5,124 · $427/mo
• Expected delta: +$3,925/yr (+$327/mo · 327.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,440
• − Mortgage interest: −$15,684
• − Property taxes: −$1,199
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − Depreciation: −$8,145
• Taxable loss: −$3,379
• Est. tax savings @ 24.0%: +$811
• After-tax cash flow: $2,269/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: Poolville ISD
• NCES district ID: 4835340
• Math proficiency: 40% ▼ -4.00%
• Reading proficiency: 41% ▲ 3.00%
• Median HH income: $49,462
• Composite: 34.86/100
• National rank: #5090
• State rank: #385 of 826 in TX

Livability — Perrin

• Score: 58/100
• State rank: #1190
• US rank: #20825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,799

Population outlook (Parker County) Hauer SSP2

• Today (2025): 147,426 people
• By 2030: 157,863 · +7.1%
• By 2040: 177,519 · +20.4%
• By 2050: 194,786 · +32.1%
• By 2075: 238,799 · +62.0%
• By 2100: 264,126 · +79.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 11%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Parker

• 2024 margin: Solid R (+66.4) · D 16.4% · R 82.8%
• 2008→2024 swing: -11.2pp toward R · 2008: -55.2pp · 2024: -66.4pp
• All cycles: 2024: R+66.4 2020: R+64.4 2016: R+67.5 2012: R+65.8 2008: R+55.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.44%
• Current HPI: 283.54
• 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

1 event — show timeline

• 2026-06-16 Listed $279,999 NTREIS