Tigris II Plan · Rhome, TX 76071

$379,900

5 bd · 3.0 ba · 2,655 sqft · SingleFamily · 191 Days on market

↓ 7% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.7/30.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Explore new-construction homes in Newark, TX at Aspire at Reunion. Offering a variety of floorplans with up to 5 bedrooms and 3 baths, this incredible community features on-site amenities and a convenient location. Each new home showcases K. Hovnanian's exclusive Looks interiors, curated by professionals. Select from three distinct styles: Loft, Farmhouse, or Elements and enjoy a beautiful home from the moment you walk inside. Beyond easy access to Highway 114 and U. S. 287, you'll find a wealth of things to do right at your doorstep, including an amenity center, walking trails, and event lawn for gathering with friends. Offered By: K. Hovnanian DFW Aspire at Reunion, LLC The Tigris II offers: Extra Suite with walk-in closet off foyer. Kitchen with spacious island and cozy dining area. Great room with fireplace option and access to covered patio. Primary bath with shower and double sinks. HovHall with access to laundry room. Versatile loft with Stuff of Life Rooms located upstairs.

Key facts

• Event lawn
• Amenity center
• On-site amenities

Tags

• NEW CONSTRUCTION HOMES
• ON-SITE AMENITIES
• EASY ACCESS TO HIGHWAY 114
• AMENITY CENTER
• WALKING TRAILS
• EVENT LAWN

🏗️ New construction. The $379,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $465,636.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-953 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $328k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (24.5% below list).
• Recommended offer: $287k (24.5% below list) — sets the bar for 1% rule.

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: schools D-, 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.
• Market conditions: 80 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 460 units permitted in Wise County in 2024 (243 in 5+ unit buildings).
• This rent runs 34% of the median local income ($102k/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 $3k of loan paydown is wiped out by about $14k 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 191 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; 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 $286,658 (24.5% 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 191 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.62% ✗
• Cap rate: 3.84%
• Cash-on-cash: -8.77%
• DSCR: 0.61
• GRM: 13.5

CMA / ARV

• ARV (median comp): $465,636
• List price: $379,900
• Delta: -18.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
171 Summer Rain Way	0.17mi	5/3.0	2,655 (0%)	1mo	$432,000	$163	91
163 N Savanna Dr	0.46mi	5/3.0	2,682 (+1%)	1mo	$649,000	$242	76
110 Cheyenne Trl S	0.27mi	4/2.0 (-1)	2,556 (-4%)	16mo	$495,000	$194	59
211 Clear Fork Trl	0.44mi	5/3.0	2,824 (+6%)	20mo	$550,000	$195	53

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: -31.8%
• Equity multiple: -0.04×
• Total profit: $-136,127
• Equity at exit: $69,428

10-year hold

• IRR: -36.2%
• Equity multiple: -0.51×
• Total profit: $-196,544
• Equity at exit: $40,260

Cash invested: $130,378 (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 76071

• Home prices YoY: -19.1%
• Active inventory: 80
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,867 medium
• Mortgage (P&I): −$2,442
• Tax est. 1.5%: −$582 /mo · $6,985/yr
• Insurance: −$194
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $-953

Break-even live

Break-even rent $4,073

Max offer price $327,691

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: $116,409
• Closing costs: $13,969
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Lunayena Rd Rhome, TX	4.0	2.0	2039	$2,200	$1.08	22d	1	0.87mi
135 Lunayena Rd Rhome, TX	4.0	2.0	2039	$2,200	$1.08	1d	1	0.87mi

Listing history 16 events

1. 2026-06-18
   days on market $379,900 Active 191 DOM
2. 2026-06-17
   days on market $379,900 Active 190 DOM
3. 2026-06-16
   days on market $379,900 Active 189 DOM
4. 2026-06-15
   days on market $379,900 Active 188 DOM
5. 2026-06-13
   days on market $379,900 Active 186 DOM
6. 2026-06-09
   days on market $379,900 Active 182 DOM
7. 2026-06-08
   days on market $379,900 Active 181 DOM
8. 2026-06-07
   days on market $379,900 Active 180 DOM
9. 2026-06-04
   days on market $379,900 Active 177 DOM
10. 2026-06-03
    days on market $379,900 Active 176 DOM
11. 2026-06-02
    days on market $379,900 Active 175 DOM
12. 2026-06-01
    days on market $379,900 Active 174 DOM
13. 2026-05-31
    days on market $379,900 Active 173 DOM
14. 2026-02-27
    price $379,900 997-char remark

    Show marketing remark (997 chars)

    Explore new-construction homes in Newark, TX at Aspire at Reunion. Offering a variety of floorplans with up to 5 bedrooms and 3 baths, this incredible community features on-site amenities and a convenient location. Each new home showcases K. Hovnanian's exclusive Looks interiors, curated by professionals. Select from three distinct styles: Loft, Farmhouse, or Elements and enjoy a beautiful home from the moment you walk inside. Beyond easy access to Highway 114 and U. S. 287, you'll find a wealth of things to do right at your doorstep, including an amenity center, walking trails, and event lawn for gathering with friends. Offered By: K. Hovnanian DFW Aspire at Reunion, LLC The Tigris II offers: Extra Suite with walk-in closet off foyer. Kitchen with spacious island and cozy dining area. Great room with fireplace option and access to covered patio. Primary bath with shower and double sinks. HovHall with access to laundry room. Versatile loft with Stuff of Life Rooms located upstairs.

15. 2025-12-18
    price $389,900 997-char remark

    Show marketing remark (997 chars)

    Explore new-construction homes in Newark, TX at Aspire at Reunion. Offering a variety of floorplans with up to 5 bedrooms and 3 baths, this incredible community features on-site amenities and a convenient location. Each new home showcases K. Hovnanian's exclusive Looks interiors, curated by professionals. Select from three distinct styles: Loft, Farmhouse, or Elements and enjoy a beautiful home from the moment you walk inside. Beyond easy access to Highway 114 and U. S. 287, you'll find a wealth of things to do right at your doorstep, including an amenity center, walking trails, and event lawn for gathering with friends. Offered By: K. Hovnanian DFW Aspire at Reunion, LLC The Tigris II offers: Extra Suite with walk-in closet off foyer. Kitchen with spacious island and cozy dining area. Great room with fireplace option and access to covered patio. Primary bath with shower and double sinks. HovHall with access to laundry room. Versatile loft with Stuff of Life Rooms located upstairs.

16. 2025-12-09
    listed $409,900 Active 997-char remark

    Show marketing remark (997 chars)

    Explore new-construction homes in Newark, TX at Aspire at Reunion. Offering a variety of floorplans with up to 5 bedrooms and 3 baths, this incredible community features on-site amenities and a convenient location. Each new home showcases K. Hovnanian's exclusive Looks interiors, curated by professionals. Select from three distinct styles: Loft, Farmhouse, or Elements and enjoy a beautiful home from the moment you walk inside. Beyond easy access to Highway 114 and U. S. 287, you'll find a wealth of things to do right at your doorstep, including an amenity center, walking trails, and event lawn for gathering with friends. Offered By: K. Hovnanian DFW Aspire at Reunion, LLC The Tigris II offers: Extra Suite with walk-in closet off foyer. Kitchen with spacious island and cozy dining area. Great room with fireplace option and access to covered patio. Primary bath with shower and double sinks. HovHall with access to laundry room. Versatile loft with Stuff of Life Rooms located upstairs.

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,399
• − Mortgage interest: −$26,083
• − Property taxes: −$6,985
• − Insurance: −$2,328
• − Repairs & maintenance: −$2,752
• − Management: −$2,752
• − Depreciation: −$13,546
• Taxable loss: −$20,046
• Est. tax savings @ 24.0%: +$4,811
• After-tax cash flow: $-6,629/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): 5,159
• Household income: $101,989
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 31.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 17% Two or more races 11% Black 3%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 2% Portuguese 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 10% Other Asian/Pacific 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: ▼ -47.62%
• Current HPI: 201.8868
• 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

-7.3% since first listed

3 events — show timeline

• 2026-02-27 Price Changed $379,900 Zillow
• 2025-12-18 Price Changed $389,900 Zillow
• 2025-12-09 Listed $409,900 Zillow