405 Patton Ln · Venus, TX 76084

$287,900

3 bd · 2.0 ba · 1,218 sqft · Land · 55 Days on market

Built 2026 6,752 sqft lot $236/sqft · at area comps Est $296k · at est. $37/mo HOA · 2% of rent

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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).

• Cash flow +11.1/30.0
• ARV discount +8.8/15.0
• Appreciation +8.7/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks

Welcome to the Rio Grande, a thoughtfully designed floor plan that combines comfort, functionality, and style. The open-concept layout is perfect for everyday living, with a spacious primary suite that includes a private bath with a tub-shower combo and a generous walk-in closet. The beautifully appointed kitchen features sleek granite countertops, Whirlpool® appliances, and rich wood cabinetry, all part of our CompleteHome™ package that adds both elegance and efficiency. Step outside to a fully fenced backyard, offering the perfect space for grilling, relaxing, or play. Located just down the road from the community playground, gazebo, and private splashpad, this home offers the i

Key facts

• Rich wood cabinetry
• Whirlpool appliances
• Private bath

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE BATH
• WALK-IN CLOSET
• GRANITE COUNTERTOPS
• WHIRLPOOL APPLIANCES
• RICH WOOD CABINETRY

Property features AI

Finance

• Other: Subdivision: Patriot Estates; County: Johnson
• Financial info: Accepts Cash, Conventional, FHA, USDA and VA financing
• HOA & community: Mandatory HOA; annual fee includes full use of facilities, grounds maintenance and management (managed by Legacy SW Property Mgmt); HOA fee collected annually

Exterior

• Parking: Attached 2-car garage with garage door opener (garage faces front); Covered parking for 2 vehicles; Driveway
• Security: Prewired security; Smoke detector(s); Carbon monoxide detector(s)
• Utilities: City water; City sewer; Electricity available; Natural gas available; Individual gas meter; Individual water meter; Cable available; Community mailbox; Curbs and sidewalk
• Home design: Single family residence; One story; New construction (incomplete, 2026)
• Construction: Brick and siding exterior; Composition shingle roof; Slab foundation; Built in 2026 (new construction — incomplete)
• Exterior features: Privacy wood fencing in backyard

Interior

• Kitchen: Granite countertops; Breakfast bar; Built-in cabinets; Eat-in kitchen; Pantry; Water line to refrigerator; Dishwasher; Gas range; Microwave; Ice maker; Refrigerator; Plumbed for gas in kitchen
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with ensuite bath and walk-in closet
• Flooring: Carpet; Laminate
• Bathrooms: 2 bathrooms (main level); Primary bathroom with built-in cabinets, Corian countertop and linen closet; Second bathroom with built-in cabinets and Corian countertop
• Heating & cooling: Central heating (natural gas); Central air (electric); Ceiling fan(s)
• Interior features: Open floorplan; Granite counters; Pantry; Walk-in closet(s); Cable TV available; High speed internet available; Wired for data; Vented exhaust fan
• Laundry & utility: Utility room on main level; Gas water heater; Tankless water heater; Disposal

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $288k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (28.4% below list).
• Recommended offer: $206k (28.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.0% in Venus — 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 70/100 on livability (#356 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Venus ISD (town): math 25% / reading 32% proficiency, ranked #646 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Venus El (math 27% / reading 30%, grade F, #2,706 of 4,322 statewide, top 63%, 658 students, 82% FRL) — zoned schools average 82% FRL vs 60% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.4%/yr); 426 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,152 units permitted in Johnson County in 2024 (76 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $21k appreciation (7.3% local appreciation)).
• Johnson County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($279k) is reasonable based on typical stale-listing flexibility.

Recommended offer $206,062 (28.4% 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 55 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. 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: 0.72% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 11.6

CMA / ARV

• ARV (median comp): $296,427
• List price: $287,900
• Delta: -2.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

7.32% appreciation · 2.39% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 2.21×
• Total profit: $97,522
• Equity at exit: $205,566

10-year hold

• IRR: 16.2%
• Equity multiple: 4.54×
• Total profit: $285,706
• Equity at exit: $396,098

Cash invested: $80,612 (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 76084

• Home prices YoY: 2.1%
• Rents YoY: 2.4%
• Active inventory: 426
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,061 high
• Mortgage (P&I): −$1,510
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$120
• HOA: −$37
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-115

Break-even live

Break-even rent $2,206

Max offer price $267,573

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: $71,975
• Closing costs: $8,637
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 John Laurens Dr Venus, TX	3.0–5.0	2.0–2.5	1975	$2,250	$1.14	1d	1	0.28mi
427 Condie Russell Ave Venus, TX	3.0	2.0	1218	$1,965	$1.61	43d	1	0.70mi
418 Watson Ct Venus, TX	3.0	2.0	1379	$2,210	$1.60	43d	1	0.70mi
430 Gib Woodall Dr Venus, TX	3.0	2.0	1379	$2,000	$1.45	3d	1	0.73mi
501 Gib Woodall Dr Venus, TX	3.0	2.0	1218	$1,945	$1.60	43d	1	0.75mi
628 Blackland Dr Venus, TX	4.0	2.5	1483	$2,200	$1.48	1d	1	1.03mi
645 Blackland Dr Venus, TX	3.0	2.0	1361	$1,950	$1.43	43d	1	1.03mi
656-660 Wheatfield DR Venus, TX	3.0	2.0	1301	$1,950	$1.50	1d	1	1.08mi
663 Wheatfield Dr Venus, TX	2.0	2.0	1274	$1,695	$1.33	1d	1	1.08mi
705 Wheatfield Dr Venus, TX	2.0	1.5	1134	$1,500	$1.32	24d	1	1.10mi
645 Fallow Dr Venus, TX	3.0	2.0	1301	$1,950	$1.50	7d	1	1.11mi
723 Wheatfield Dr Venus, TX	2.0	2.0	1274	$1,695	$1.33	43d	1	1.11mi
601 Harvest Moon Dr Venus, TX	3.0	2.0	1347	$1,795	$1.33	43d	1	1.12mi
721 Harvest Moon Dr Venus, TX	2.0	1.5	1134	$1,595	$1.41	1d	1	1.13mi
728 Fallow Dr Venus, TX	3.0	2.0	1347	$1,795	$1.33	15d	1	1.13mi
733 Wheatfield Dr Venus, TX	3.0	2.0	1347	$1,795	$1.33	24d	1	1.13mi
737 Wheatfield Dr Venus, TX	2.0	1.5	1134	$1,595	$1.41	24d	1	1.14mi
620-616 Harvest Moon Dr Venus, TX	3.0	2.0	1307	$1,950	$1.49	43d	1	1.16mi
729 Fallow Dr Venus, TX	3.0	2.0	1301	$1,995	$1.53	43d	1	1.16mi
748 Wheatfield Dr Venus, TX	3.0	2.0	1361	$1,950	$1.43	43d	1	1.17mi
704 Harvest Moon Dr Venus, TX	3.0	2.0	1361	$1,850	$1.36	44d	1	1.21mi
712 Harvest Moon Dr Venus, TX	3.0	2.0	1301	$1,895	$1.46	24d	1	1.22mi
261 Heritage Hills Pkwy Venus, TX	1.0–3.0	1.0–2.0	912	$2,305	$2.53	1d	1	1.26mi

HOA detail

• Monthly dues: $37 · $444/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-18
   days on market $287,900 Active 55 DOM
2. 2026-06-17
   days on market $287,900 Active 54 DOM
3. 2026-06-16
   days on market $287,900 Active 53 DOM
4. 2026-06-15
   days on market $287,900 Active 52 DOM
5. 2026-06-13
   days on market $287,900 Active 50 DOM
6. 2026-06-13
   days on market $287,900 Active 49 DOM
7. 2026-06-09
   days on market $287,900 Active 46 DOM
8. 2026-06-08
   days on market $287,900 Active 45 DOM
9. 2026-06-07
   days on market $287,900 Active 44 DOM
10. 2026-06-04
    days on market $287,900 Active 41 DOM
11. 2026-06-03
    days on market $287,900 Active 40 DOM
12. 2026-06-02
    days on market $287,900 Active 39 DOM
13. 2026-06-01
    days on market $287,900 Active 38 DOM
14. 2026-05-31
    days on market $287,900 Active 37 DOM
15. 2026-04-24
    listed $287,900 Active 754-char remark

ⓘ 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: $915 · $76/mo
• Projected year-2 tax: $5,269 · $439/mo
• Expected delta: +$4,354/yr (+$363/mo · 476.0%)

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

Taxation est. · year 1

• Rental income: $24,727
• − Mortgage interest: −$16,127
• − Property taxes: −$915
• − Insurance: −$1,440
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − HOA: −$444
• − Depreciation: −$8,375
• Taxable loss: −$6,529
• Est. tax savings @ 24.0%: +$1,567
• After-tax cash flow: $186/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: Venus ISD
• NCES district ID: 4844010
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 32% ▼ -2.00%
• Median HH income: $50,394
• Composite: 24.97/100
• National rank: #7563
• State rank: #646 of 826 in TX

Livability — Venus

• Score: 70/100
• State rank: #356
• US rank: #7724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Venus, TX
• County: Johnson County · 147,987 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 14,097
• Household income: $102,115
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 70.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 179,678 people
• By 2030: 189,208 · +5.3%
• By 2040: 207,261 · +15.4%
• By 2050: 223,064 · +24.1%
• By 2075: 259,979 · +44.7%
• By 2100: 275,395 · +53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 30% Two or more races 24% Black 11% Asian 1%
• Hispanic origin (detail): Mexican 25% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 78% English-only · Spanish 18% Arabic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.9% · R 75.3%
• 2008→2024 swing: -3.9pp toward R · 2008: -47.5pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+53.0 2016: R+58.3 2012: R+55.6 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.32%
• Current HPI: 355.74
• Rent YoY: ▲ 2.39%
• 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

• 2026-04-24 Listed $287,900 NTREIS

Property tax history

+21.4%/yr

Latest (2025): $915 · +21.4% YoY. Source: county tax records.