240 Rolling Hills Pl · Lancaster, TX 75146

$195,000

3 bd · 2.0 ba · 1,296 sqft · Townhouse public records · 41 Days on market

Built 1973 1,259 sqft lot $150/sqft · at area comps Est $187k · at est. $40/mo HOA · 2% of rent

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Why this score? — see what drove the C 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 +20.9/30.0
• Appreciation +6.8/10.0
• DSCR +6.7/10.0
• 1% rule +6.0/10.0
• ARV discount +5.5/15.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

This home is a charming and well maintained 3 bedroom, 2 bath townhome offering 1,296sq ft of comfortable living space in Lancaster, Tx. This inviting home features a functional floor plan with spacious living and entertaining. The kitchen offers ample cabinet and counter space with easy access to the main living area. The primary suite includes a private bath and generous closet space, while the additional bedrooms provide flexibility for guests, a home office, or growing needs. Enjoy low maintenance living with convenient access to shopping, dining, schools and major highways. A great opportunity for first time home buyers, investors, or anyone looking for affordable and comfortable livin

Key facts

• $40 HOA
• 2 garage spots
• Built 1973

Property features AI

Finance

• Other: Subject to lease (possession per lease); Listing status: Active
• Financial info: Acceptable financing: Cash, Conventional, FHA, VA; contact agent for terms; No second mortgage recorded
• HOA & community: Mandatory HOA (Rolling Hills Townhome Association); HOA dues $40 per month; HOA covers grounds maintenance and management fees

Exterior

• Parking: Attached 2-car garage; Covered parking for 2 vehicles; 2-car carport; Additional parking available
• Utilities: City water; City sewer; Electricity available; Cable available; Not in a municipal utility district
• Home design: Townhouse (attached); Two stories; Entry level information not specified; Facing direction not specified
• Construction: Brick construction; Shingle roof; Slab foundation; Built in 1973 (preowned)
• Exterior features: Community: Rolling Hills Townhomes; Subdivision: Rolling Hills 02 Rep; Lot smaller than 0.5 acre

Interior

• Kitchen: Dishwasher; Electric oven
• Bedrooms: 3 bedrooms total; Primary bedroom on 2nd level; Bedroom on 1st level; Additional bedroom on 2nd level; Walk-in closet(s)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Open floorplan; Kitchen island; Built-in cabinets; Fireplace (brick, wood-burning); 1 living area; 1 dining area; Room count: 4; Smart home features available
• Laundry & utility: Washer/dryer connections (laundry utilities not specifically listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $195k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.8% in Lancaster — 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 62/100 on livability (#926 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Lancaster ISD (suburban): math 19% / reading 29% proficiency, ranked #714 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Rolling Hills El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 434 students, 89% FRL).
• Market conditions: Rents rising (+3.0%/yr); 103 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 38% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.6% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 1.10% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 7.5

CMA / ARV

• ARV (median comp): $186,663
• List price: $195,000
• Delta: 4.47%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
238 Rolling Hills Pl	0.00mi	3/2.0	1,296 (0%)	13mo	$192,000	$148	89
226 Rolling Hills Pl	0.03mi	3/2.0	1,440 (+11%)	2mo	$199,900	$139	78
216 Rolling Hills Pl	0.02mi	3/2.5	1,369 (+6%)	14mo	$121,900	$89	76

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

Projected returns pro-forma

3.57% appreciation · 2.96% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.86×
• Total profit: $46,841
• Equity at exit: $94,059

10-year hold

• IRR: 15.9%
• Equity multiple: 3.48×
• Total profit: $135,197
• Equity at exit: $150,123

Cash invested: $54,600 (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 75146

• Home prices YoY: 1.1%
• Rents YoY: 3.0%
• Active inventory: 103
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,154 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$285 /mo · $3,419/yr
• Insurance: −$81
• HOA: −$40
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $273

Break-even live

Break-even rent $1,809

Max offer price $195,000

Occupancy floor 82%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Rolling Hills Pl Lancaster, TX	3.0	2.5	1410	$1,895	$1.34	17d	1	0.04mi
246 Rolling Hills Pl Unit 1 Lancaster, TX	3.0	2.0	1540	$1,600	$1.04	43d	1	0.05mi
485 Rolling Hills Pl Lancaster, TX	2.0–3.0	2.0	1129	$1,710	$1.51	1d	19	0.22mi
2858 Saint Thomas Ln Lancaster, TX	3.0	2.0	1530	$1,950	$1.27	24d	1	0.34mi
2827 Saint Martin Dr Lancaster, TX	3.0	2.0	1421	$2,400	$1.69	43d	1	0.35mi
2843 Saint Johns Ave Lancaster, TX	3.0	2.0	1532	$2,250	$1.47	43d	1	0.38mi
2843 Saint Johns Ave Lancaster, TX	3.0	2.5	1532	$2,095	$1.37	5d	1	0.38mi
425 Cheshier Rd Lancaster, TX	2.0	1.0	1146	$2,500	$2.18	1d	1	0.45mi
2720 Wild Grove Ln Unit 1340976P Lancaster, TX	4.0	2.0	1732	$15,834	$9.14	22d	1	0.49mi
2720 Wild Grove Ln Lancaster, TX	4.0	2.0	1733	$8,750	$5.05	43d	1	0.49mi
1605 N Houston School Rd Lancaster, TX	2.0–4.0	2.0	1125	$2,412	$2.14	1d	39	0.57mi
1225 E Pleasant Run Rd Desoto, TX	1.0–2.0	1.0–2.0	689	$1,499	$2.18	7d	1	0.72mi
1225 E Pleasant Run Rd Desoto, TX	1.0–2.0	1.5–2.0	857	$2,049	$2.39	3d	10	0.72mi
1103 Hemlock Ct Desoto, TX	3.0	2.0	1337	$1,950	$1.46	6d	1	0.75mi
208 Alpine Dr Desoto, TX	3.0	2.0	1406	$2,100	$1.49	7d	1	0.89mi
1105 Cedar Ridge Dr Desoto, TX	3.0	2.0	1848	$1,905	$1.03	2d	1	0.96mi
144 N Crestwood Blvd Desoto, TX	3.0	2.0	1556	$1,900	$1.22	43d	1	1.05mi
921 Cedar Ridge Dr Unit 919 DeSoto, TX	3.0	2.0	1700	$2,150	$1.26	2d	1	1.11mi
829 Ash Grove Ln DeSoto, TX	3.0	2.5	1700	$1,900	$1.12	7d	1	1.24mi
827 Ash Grove Ln Unit 829 DeSoto, TX	3.0	2.5	1700	$1,900	$1.12	4d	1	1.24mi
1861 Serena Dr Lancaster, TX	3.0	2.0	1731	$2,350	$1.36	1d	1	1.26mi
127 N Crestwood Blvd Desoto, TX	3.0	2.0	1800	$2,100	$1.17	43d	1	1.29mi
1934 Mosley Dr Lancaster, TX	4.0	2.0	1754	$2,099	$1.20	24d	1	1.42mi
1424 Chapman Dr Lancaster, TX	3.0	2.0	1820	$2,099	$1.15	24d	1	1.43mi
1750 Oneal St Lancaster, TX	3.0	2.0	1460	$2,100	$1.44	43d	1	1.47mi
616 Havencrest Dr Desoto, TX	3.0	2.5	1855	$2,350	$1.27	22d	1	1.49mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 28 events

1. 2026-06-18
   days on market $195,000 Active 41 DOM
2. 2026-06-17
   days on market $195,000 Active 40 DOM
3. 2026-06-16
   days on market $195,000 Active 39 DOM
4. 2026-06-15
   days on market $195,000 Active 38 DOM
5. 2026-06-13
   days on market $195,000 Active 36 DOM
6. 2026-06-09
   days on market $195,000 Active 32 DOM
7. 2026-06-08
   days on market $195,000 Active 31 DOM
8. 2026-06-07
   days on market $195,000 Active 30 DOM
9. 2026-06-04
   days on market $195,000 Active 27 DOM
10. 2026-06-03
    days on market $195,000 Active 26 DOM
11. 2026-06-02
    days on market $195,000 Active 25 DOM
12. 2026-06-01
    days on market $195,000 Active 24 DOM
13. 2026-05-31
    days on market $195,000 Active 23 DOM
14. 2026-05-01
    listed $195,000 Active 731-char remark
15. 2026-01-28
    historical
16. 2025-12-08
    listed $192,000 Active
17. 2025-11-30
    historical
18. 2025-10-01
    historical $1,950
19. 2025-09-03
    listed $192,000 Active
20. 2025-08-16
    listed $1,950
21. 2024-10-31
    soldstatus
22. 2015-01-16
    soldstatus Sold
23. 2015-01-16
    soldstatus
24. 2015-01-15
    status Pending
25. 2015-01-05
    historical Active Option Contract
26. 2014-12-15
    listed $48,500 Active
27. 2003-06-30
    soldstatus
28. 1995-07-10
    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: $3,419 · $285/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$149/yr (+$12/mo · 4.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,843
• − Mortgage interest: −$10,923
• − Property taxes: −$3,419
• − Insurance: −$975
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − HOA: −$480
• − Depreciation: −$5,673
• Taxable income: $238
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $3,213/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: Lancaster ISD
• NCES district ID: 4826670
• Math proficiency: 19% ▼ -29.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $52,275
• Composite: 21.41/100
• National rank: #8349
• State rank: #714 of 826 in TX

Livability — Lancaster

• Score: 62/100
• State rank: #926
• US rank: #16461

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, TX
• County: Dallas County · 2,612,404 people
• City population: 44,142
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 25,097
• Household income: $68,071
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1462.0

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 2,979,839 people
• By 2030: 3,191,823 · +7.1%
• By 2040: 3,619,611 · +21.5%
• By 2050: 4,026,915 · +35.1%
• By 2075: 4,957,073 · +66.4%
• By 2100: 5,508,725 · +84.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 60% Hispanic / Latino 26% Two or more races 12% White 11%
• Hispanic origin (detail): Mexican 20% Puerto Rican 2%
• Common ancestry: Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 80% English-only · Spanish 20%

Political lean MEDSL · Dallas

• 2024 margin: Strong D (+22.2) · D 60.2% · R 38.0% · Other 1.8%
• 2008→2024 swing: +6.9pp toward D · 2008: 15.3pp · 2024: 22.2pp
• All cycles: 2024: D+22.2 2020: D+31.6 2016: D+26.2 2012: D+15.4 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.57%
• Current HPI: 316.7295
• Rent YoY: ▲ 2.96%
• 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

+302.1% since first listed

15 events — show timeline

• 2026-05-01 Listed $195,000 NTREIS
• 2026-01-28 Listing Removed — NTREIS
• 2025-12-08 Listed $192,000 NTREIS
• 2025-11-30 Listing Removed — NTREIS
• 2025-10-01 Rental Removed $1,950 NTREIS
• 2025-09-03 Listed $192,000 NTREIS
• 2025-08-16 Listed for Rent $1,950 NTREIS
• 2024-10-31 Sold (Public Records) — Public Records
• 2015-01-16 Sold (Public Records) — Public Records
• 2015-01-16 Sold (MLS) — NTREIS
• 2015-01-15 Pending — NTREIS
• 2015-01-05 Contingent — NTREIS
• 2014-12-15 Listed $48,500 NTREIS
• 2003-06-30 Sold (Public Records) — Public Records
• 1995-07-10 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,419 · -10.3% YoY. Source: county tax records.