102 Kings Pl · Joshua, TX 76058

$459,999

4 bd · 2.0 ba · 2,322 sqft · SingleFamily public records · 10 Days on market

Built 1988 0.52 ac lot Est $385k · 19% over

---

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).

• Schools +4.5/10.0
• Cash flow +3.7/30.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

102 Kings Place is a unique & charming property! This spacious home boasts 4 BR & 3 full baths, providing 2365 SF of ample space. Family sized kitchen with loads of cabinet & counter space. Open flow floor plan makes this home incredibly comfortable & cozy. Generous sized Primary suite also offers a french door that connects to the comfy Sunroom. Updated Primary bath is a shining star that features a deep soaking tub & an opulent shower. 3 secondary bedrooms offer flexibility & comfort. BR's 3 & 4 are connected by a Jack-n-Jill bath, both with built-in desks! Relax in your backyard oasis featuring an inviting in-ground pool, perfect for cooling off as pool season arrives. For the DIY soul, working from home, or extra storage, don't miss the backyard workshop, complete with loft and AC! Convenient 2-car garage, & an RV or 4-vehicle carport, plus the extra long driveway, ensures that parking is never a hassle. 1 Year old Roof! Just minutes from Joshua & Burleson, it's an ideal location!

Key facts

• Pool house
• Backyard oasis
• Pool

Tags

• POOL
• POOL HOUSE
• BACKYARD OASIS
• MOUNTAIN VALLEY COMMUNITY

Property features AI

Finance

• Other: Parcel includes no barns; parcel has pool house; Will not subdivide
• Financial info: Listing accepts Cash, Contract, Conventional, FHA, and VA financing
• HOA & community: No homeowners association; Community features include curbs

Exterior

• Parking: Attached 2-car garage with garage door opener (garage faces side); Covered parking for 1 vehicle; 4-space carport (includes RV carport); Additional driveway parking
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: City water with individual water meter; City sewer / sewer available; Electricity available and connected; Propane available; Cable and phone available; Concrete/curb infrastructure
• Home design: Single-family residence; One-story; Residential property; Preowned (built in 1988)
• Construction: Shingle roof; Slab foundation; Year built 1988
• Exterior features: In-ground pool with pump; Pool house; Enclosed patio/sunroom; Front porch; Fire pit; Gutters; RV/boat parking; Sprinkler system; Landscaped yard with many trees including oak; Cleared acreage lot; Chain link fencing; Cul-de-sac lot

Interior

• Kitchen: Farm sink; Pantry; Solid surface countertops; Electric range; Microwave; Dishwasher; Refrigerator; Built-in cabinets
• Bedrooms: 4 bedrooms all on the main level; Primary bedroom with sitting area and walk-in closet; Secondary bedrooms with walk-in closets; some have built-in desks and ensuite baths
• Flooring: Luxury vinyl plank; Tile
• Bathrooms: 3 full bathrooms; Features include dual sinks, separate showers, garden tubs, Hollywood bath styling, and solid-surface countertops
• Heating & cooling: Central heating; Central air conditioning; HVAC energy efficiency features
• Interior features: Open floorplan; Vaulted ceilings; Decorative lighting; Dry bar; Eat-in kitchen; Pantry; Cable TV available; High speed internet available; Wired for data; Window coverings; Double vanity (in some baths); Built-in cabinets (multiple rooms); Medicine cabinet
• Laundry & utility: Utility room with washer and dryer hookups (electric dryer hookup); Built-in cabinets in laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $460k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (51.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (43.3% below list).
• Recommended offer: $222k (51.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 73/100 on livability (#225 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Joshua ISD (rural): math 52% / reading 50% proficiency, ranked #139 of 826 in TX (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 420 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,152 units permitted in Johnson County in 2024 (76 in 5+ unit buildings).

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.
• Johnson County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y 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 $222,336 (51.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.57% ✗
• Cap rate: 2.78%
• Cash-on-cash: -12.53%
• DSCR: 0.44
• GRM: 14.7

CMA / ARV

• ARV (on-the-fly): $385,452
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Country Club Dr	0.18mi	4/3.0	2,288 (-2%)	3mo	$379,900	$166	83
406 Country Club Dr	0.22mi	3/2.0 (-1)	2,205 (-5%)	1mo	$370,000	$168	76
105 Shorewood Pl	0.26mi	4/3.0	2,244 (-3%)	3mo	$379,000	$169	75
101 Park Trail Pl	0.35mi	3/2.0 (-1)	2,243 (-3%)	3mo	$364,900	$163	70
306 Country Club Dr	0.28mi	4/2.5	2,122 (-9%)	2mo	$379,900	$179	69
811 Ridgeway Rd	0.44mi	5/3.0 (+1)	2,336 (+1%)	2mo	$365,000	$156	67
202 Roaring Springs Dr	0.46mi	3/2.0 (-1)	2,352 (+1%)	5mo	$277,400	$118	67
1032 Legacy Oaks	0.56mi	4/2.0	2,412 (+4%)	6mo	$380,000	$158	62
710 Ridgeway Rd	0.40mi	3/2.0 (-1)	1,976 (-15%)	1mo	$310,000	$157	51
1057 Oak Knoll Dr	0.71mi	4/2.5	2,461 (+6%)	8mo	$425,000	$173	48
504 Hilltop Pl	0.27mi	3/4.0 (-1)	2,645 (+14%)	5mo	$370,000	$140	47
205 Roaring Springs Dr	0.53mi	4/3.0	2,649 (+14%)	2mo	$525,000	$198	46

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: -39.5%
• Equity multiple: -0.24×
• Total profit: $-160,046
• Equity at exit: $68,587

10-year hold

• IRR: -61.5%
• Equity multiple: -0.93×
• Total profit: $-248,970
• Equity at exit: $39,772

Cash invested: $128,800 (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 76058

• Home prices YoY: -24.5%
• Active inventory: 420
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $2,610 medium
• Mortgage (P&I): −$2,412
• Tax from tax record: −$803 /mo · $9,642/yr
• Insurance: −$192
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-1,345

Break-even live

Break-even rent $4,313

Max offer price $222,336

Occupancy floor —

Sensitivity live

Price	-10% $-1,085	-5% $-1,215	+0% $-1,345	+5% $-1,476	+10% $-1,606
Rent	-10% $-1,552	-5% $-1,448	+0% $-1,345	+5% $-1,242	+10% $-1,139
Rate	-1.0pp $-1,114	-0.5pp $-1,228	base $-1,345	+0.5pp $-1,465	+1.0pp $-1,586

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: $115,000
• Closing costs: $13,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2752 Elmwood Dr Burleson, TX	4.0	2.0	2032	$2,800	$1.38	44d	1	0.86mi
2516 Castle Pines Dr Burleson, TX	5.0	3.0	2518	$8,950	$3.55	25d	1	1.25mi
2516 Castle Pines Dr Unit 1287532P Burleson, TX	5.0	3.0	2507	$16,227	$6.47	23d	1	1.25mi
2435 Castle Pines Dr Burleson, TX	4.0	3.0	3064	$2,950	$0.96	0d	1	1.32mi
536 E 4th St Joshua, TX	3.0	2.0	2460	$1,995	$0.81	2d	1	1.50mi

Listing history 7 events

1. 2026-06-21
   days on market $459,999 Active 10 DOM
2. 2026-06-18
   days on market $459,999 Active 7 DOM
3. 2026-06-17
   days on market $459,999 Active 6 DOM
4. 2026-06-16
   days on market $459,999 Active 5 DOM
5. 2026-06-15
   days on market $459,999 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $459,999 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: $9,642 · $803/mo
• Projected year-2 tax: $9,642 · $803/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,323
• − Mortgage interest: −$25,767
• − Property taxes: −$9,642
• − Insurance: −$2,300
• − Repairs & maintenance: −$2,506
• − Management: −$2,506
• − Depreciation: −$13,382
• Taxable loss: −$24,780
• Est. tax savings @ 24.0%: +$5,947
• After-tax cash flow: $-10,197/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: Joshua ISD
• NCES district ID: 4824930
• Math proficiency: 52% ▼ -7.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $60,696
• Composite: 44.65/100
• National rank: #2769
• State rank: #139 of 826 in TX

Livability — Joshua

• Score: 73/100
• State rank: #225
• US rank: #5526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Joshua, TX
• Population (ZIP): 21,531

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 28% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Italian 2% Slovak 2% Portuguese 1%
• Foreign-born: 7% · Canada
• Languages at home: 80% English-only · Spanish 18% German/W. Germanic 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: ▼ -86.22%
• Current HPI: 265.6513
• 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

+132.9% since first listed

23 events — show timeline

• 2026-06-11 Listed $459,999 NTREIS
• 2024-05-17 Sold (Public Records) — Public Records
• 2024-05-16 Sold (MLS) — NTREIS
• 2024-04-25 Pending — NTREIS
• 2024-04-18 Contingent — NTREIS
• 2024-03-21 Price Changed $449,900 NTREIS
• 2024-02-25 Relisted — NTREIS
• 2024-02-19 Contingent — NTREIS
• 2024-02-08 Price Changed $454,900 NTREIS
• 2024-01-22 Listed $459,900 NTREIS
• 2022-09-09 Sold (Public Records) — Public Records
• 2022-09-08 Sold (MLS) — NTREIS
• 2022-08-08 Pending — NTREIS
• 2022-08-02 Contingent — NTREIS
• 2022-07-28 Listed $399,000 NTREIS
• 2013-10-15 Sold (MLS) — NTREIS
• 2013-08-23 Sold (Public Records) — Public Records
• 2013-07-24 Pending — NTREIS
• 2013-07-08 Contingent — NTREIS
• 2013-06-28 Relisted — NTREIS
• 2013-06-25 Pending — NTREIS
• 2013-06-18 Contingent — NTREIS
• 2013-06-11 Listed $197,500 NTREIS

Property tax history

+6.8%/yr

Latest (2025): $9,642 · +0.4% YoY. Source: county tax records.