415 Meadowlark Trl · Springtown, TX 76082

$230,000

3 bd · 2.0 ba · 1,814 sqft · SingleFamily public records · 30 Days on market

Built 1978 1.15 ac lot Est $307k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• 1% rule +4.6/10.0
• DSCR +4.4/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brick Ranch on 1.15 Acres with Converted Garage This 3-bedroom, 2-bathroom brick ranch home is situated on a generous 1.15-acre parcel and features an open floor plan with two living areas. The master bedroom includes a spacious walk-in closet, and the master bath is enhanced with a jetted tub. A fireplace adds warmth and ambiance to the living spaces. The kitchen features wood cabinetry and flows naturally into the main living area. Recent upgrades include a new air conditioning system (2020) and new water heater (2024). A converted garage provides flexible space that could serve as a fourth bedroom, office, studio, or recreation room. The 1.15-acre lot offers privacy and outdoor space wi

Key facts

• 1.15 acres
• Converted garage
• Two living areas

Tags

• 1.15 ACRES
• CONVERTED GARAGE
• JETTED TUB MASTER BATH
• TWO LIVING AREAS
• WALK-IN MASTER CLOSET
• METAL SHED FOR STORAGE

Property features AI

Finance

• Other: Property listed For Sale; No special taxing entities; No known restrictions
• Financial info: Listing accepts Cash, Conventional, FHA, VA Loan and 1031 Exchange
• HOA & community: No homeowners association

Exterior

• Parking: Converted garage; Driveway; Off-street parking; On-site parking; Additional parking; No garage/carport spaces reported
• Security: No security equipment reported
• Utilities: City water with individual water meter; City sewer / sewer available; Electricity connected; Overhead utilities; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Preowned construction
• Construction: Brick and siding construction; Composition/shingle roof; Slab foundation; Built in 1978
• Exterior features: Covered porch(es); Covered patio/porch

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Refrigerator; Built-in cabinets
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Decorative lighting; Walk-in closet(s); Two living areas; One dining area; Total of 8 rooms; One level
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $48 ($582/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 $221k (3.8% below list).
• Recommended offer: $221k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.4% in Springtown — 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 68/100 on livability (#461 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D+, amenities F, commute F.
• Springtown ISD (town): math 36% / reading 40% proficiency, ranked #435 of 826 in TX (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Goshen Creek El (math 47% / reading 43%, grade D-, #1,133 of 4,322 statewide, top 27%, 645 students, 42% FRL); Springtown Middle (math 33% / reading 45%, grade F, #690 of 1,662 statewide, top 42%, 628 students, 50% FRL); Springtown H S (math 38% / reading 47%, grade F, #721 of 1,632 statewide, top 45%, 1,182 students, 40% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 528 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $7k 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

• It's been on market 30 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,190 (3.8% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.96% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $306,566
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
825 Holbrook Rd	0.16mi	3/2.0	1,794 (-1%)	2mo	$314,000	$175	89
204 W 5th St	0.34mi	3/2.0	1,850 (+2%)	4mo	$330,000	$178	77
221 W 5th St	0.37mi	3/2.0	1,782 (-2%)	4mo	$255,000	$143	76
608 Porcupine Dr	0.21mi	4/2.5 (+1)	1,769 (-2%)	4mo	$300,000	$170	75
792 Brookside Dr	0.29mi	3/2.0	2,055 (+13%)	5mo	$322,000	$157	60
312 W 5th St	0.31mi	3/2.0	1,593 (-12%)	8mo	$270,000	$169	59
781 Feather Edge Dr	0.22mi	3/2.0	2,066 (+14%)	10mo	$340,000	$165	58
801 Quail Ln	0.16mi	4/2.0 (+1)	2,036 (+12%)	13mo	$340,000	$167	56
849 Holbrook Rd	0.22mi	4/2.0 (+1)	2,086 (+15%)	12mo	$339,999	$163	50
249 Walnut Bend Rd	0.56mi	3/2.0	1,658 (-9%)	14mo	$290,000	$175	48
505 N Avenue E	0.74mi	3/2.0	1,550 (-15%)	2mo	$299,000	$193	40
221 N Birch St	0.53mi	4/3.0 (+1)	1,656 (-9%)	19mo	$150,000	$91	36

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-34,083
• Equity at exit: $34,294

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-25,295
• Equity at exit: $19,886

Cash invested: $64,400 (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 76082

• Home prices YoY: -21.5%
• Active inventory: 528
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,212 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$397 /mo · $4,764/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $48

Break-even live

Break-even rent $2,151

Max offer price $230,000

Occupancy floor 93%

Sensitivity live

Price	-10% $179	-5% $114	+0% $48	+5% $-17	+10% $-82
Rent	-10% $-126	-5% $-39	+0% $48	+5% $136	+10% $223
Rate	-1.0pp $164	-0.5pp $107	base $48	+0.5pp $-11	+1.0pp $-72

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
832 Porcupine Dr Springtown, TX	3.0	2.0	2055	$2,500	$1.22	46d	1	0.21mi
300 W 4th St Springtown, TX	3.0	1.0	1332	$1,675	$1.26	24d	1	0.43mi
215 North Avenue A Unit A Springtown, TX	4.0	1.0	2276	$1,925	$0.85	45d	1	0.65mi
912 Avagail Ave Springtown, TX	3.0	2.0	1665	$2,195	$1.32	18d	1	1.03mi
513 Bronze Cir W Springtown, TX	4.0	2.0	1685	$2,395	$1.42	9d	1	1.05mi
513 Bronze Cir W Springtown, TX	4.0	2.0	1685	$2,395	$1.42	20d	1	1.05mi
549 Bronze Cir E Springtown, TX	4.0	2.0	1840	$2,300	$1.25	45d	1	1.13mi
113 N Park Ct Springtown, TX	3.0	2.0–2.5	1315	$1,888	$1.43	0d	2	1.23mi
217 N Spring Branch Trl Springtown, TX	3.0	2.0	1300	$2,050	$1.58	5d	1	1.24mi
217 N Spring Branch Trl Springtown, TX	3.0	2.0	1300	$2,100	$1.62	14d	1	1.24mi

Listing history 16 events

1. 2026-06-21
   days on market $230,000 Active 30 DOM
2. 2026-06-18
   days on market $230,000 Active 27 DOM
3. 2026-06-17
   days on market $230,000 Active 26 DOM
4. 2026-06-16
   days on market $230,000 Active 25 DOM
5. 2026-06-15
   days on market $230,000 Active 24 DOM
6. 2026-06-13
   days on market $230,000 Active 22 DOM
7. 2026-06-13
   days on market $230,000 Active 21 DOM
8. 2026-06-09
   days on market $230,000 Active 18 DOM
9. 2026-06-08
   days on market $230,000 Active 17 DOM
10. 2026-06-07
    days on market $230,000 Active 16 DOM
11. 2026-06-04
    days on market $230,000 Active 13 DOM
12. 2026-06-03
    days on market $230,000 Active 12 DOM
13. 2026-06-02
    days on market $230,000 Active 11 DOM
14. 2026-06-01
    days on market $230,000 Active 10 DOM
15. 2026-05-31
    days on market $230,000 Active 9 DOM
16. 2026-05-21
    listed $230,000 Active

ⓘ 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: $4,764 · $397/mo
• Projected year-2 tax: $4,764 · $397/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,543
• − Mortgage interest: −$12,884
• − Property taxes: −$4,764
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − Depreciation: −$6,691
• Taxable loss: −$3,192
• Est. tax savings @ 24.0%: +$766
• After-tax cash flow: $1,348/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: Springtown ISD
• NCES district ID: 4841280
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $56,136
• Composite: 33.41/100
• National rank: #5474
• State rank: #435 of 826 in TX

Livability — Springtown

• Score: 68/100
• State rank: #461
• US rank: #9298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springtown, TX
• County: Parker County · 144,797 people
• City population: 24,880
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 24,880
• Household income: $92,485
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 333.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -71.65%
• Current HPI: 262.1991
• 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

1 event — show timeline

• 2026-05-21 Listed $230,000 NTREIS

Property tax history

+4.3%/yr

Latest (2025): $4,764 · +12.4% YoY. Source: county tax records.