525 Private Road 4906 · Rhome, TX 76052

$282,000

4 bd · 2.0 ba · 1,699 sqft · Manufactured · 77 Days on market

Built 2024 1.00 ac lot $166/sqft · 11% below area Est $318k · 11% 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).

• Cash flow +18.8/30.0
• ARV discount +12.6/15.0
• DSCR +5.9/10.0
• Schools +4.6/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming just like new 2024 mobile home on 1 acre in Haslet, located in Northwest ISD. This well-maintained 4 bedrooms, 2 bath home offers a spacious open-concept layout that connects the living room, dining area, and kitchen, great for everyday living and entertaining. The kitchen is bright with large windows, features upgraded appliances, plenty of cabinet space, separate walk in pantry, and a functional layout that opens to the main living area. The private primary bedroom is split from the secondary bedrooms for added privacy. Outside, enjoy the large 1 acre lot with no HOA, a covered carport, workshop, and materials ready to finish your outdoor pergola. The back deck is perfect for grilling and relaxing. Clean, move in ready, and full of space! Campion Prime Series

Key facts

• Large lot
• 1 acre
• Upgraded appliances

Tags

• 1 ACRE
• OPEN-CONCEPT LAYOUT
• UPGRADED APPLIANCES
• WALK IN PANTRY
• LARGE LOT
• NO HOA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $282k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/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 $254k (9.8% below list).
• Recommended offer: $254k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.7% in Rhome — 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 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: Rents rising (+1.1%/yr); 1083 active listings in the ZIP; high-income renter base; 460 units permitted in Wise County in 2024 (243 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 $8k 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 77 days — a 6% lower offer ($265k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 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 $254,253 (9.8% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (median comp): $318,314
• List price: $282,000
• Delta: -11.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1353 Speedway Dr	0.34mi	3/2.0 (-1)	1,753 (+3%)	8mo	$294,000	$168	67
578 Private Rd #4906	0.13mi	3/2.0 (-1)	1,848 (+9%)	15mo	$229,900	$124	62
233 Private Road 4906	0.18mi	5/3.0 (+1)	1,792 (+6%)	20mo	$299,000	$167	57
1213 Alliance Blvd	0.67mi	3/2.0 (-1)	1,680 (-1%)	14mo	$269,999	$161	50
1110 Meadowlark Dr	0.58mi	4/2.0	1,822 (+7%)	18mo	$315,000	$173	46
1341 Speedway Dr	0.44mi	3/2.0 (-1)	1,456 (-14%)	22mo	$270,000	$185	32

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 · 1.08% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.59×
• Total profit: $-32,468
• Equity at exit: $42,047

10-year hold

• IRR: -5.1%
• Equity multiple: 0.69×
• Total profit: $-24,340
• Equity at exit: $24,382

Cash invested: $78,960 (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 76052

• Home prices YoY: -25.0%
• Rents YoY: 1.1%
• Active inventory: 1083
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,543 medium
• Mortgage (P&I): −$1,479
• Tax from tax record: −$127 /mo · $1,528/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $285

Break-even live

Break-even rent $2,182

Max offer price $282,000

Occupancy floor 84%

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: $70,500
• Closing costs: $8,460
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $282,000 Active 77 DOM
2. 2026-06-17
   days on market $282,000 Active 76 DOM
3. 2026-06-16
   days on market $282,000 Active 75 DOM
4. 2026-06-15
   days on market $282,000 Active 74 DOM
5. 2026-06-13
   days on market $282,000 Active 72 DOM
6. 2026-06-09
   days on market $282,000 Active 68 DOM
7. 2026-06-08
   days on market $282,000 Active 67 DOM
8. 2026-06-07
   days on market $282,000 Active 66 DOM
9. 2026-06-04
   days on market $282,000 Active 63 DOM
10. 2026-06-03
    days on market $282,000 Active 62 DOM
11. 2026-06-02
    days on market $282,000 Active 61 DOM
12. 2026-06-01
    days on market $282,000 Active 60 DOM
13. 2026-05-31
    days on market $282,000 Active 59 DOM
14. 2026-04-20
    price $287,500 782-char remark

    Show marketing remark (782 chars)

    Charming just like new 2024 mobile home on 1 acre in Haslet, located in Northwest ISD. This well-maintained 4 bedrooms, 2 bath home offers a spacious open-concept layout that connects the living room, dining area, and kitchen, great for everyday living and entertaining. The kitchen is bright with large windows, features upgraded appliances, plenty of cabinet space, separate walk in pantry, and a functional layout that opens to the main living area. The private primary bedroom is split from the secondary bedrooms for added privacy. Outside, enjoy the large 1 acre lot with no HOA, a covered carport, workshop, and materials ready to finish your outdoor pergola. The back deck is perfect for grilling and relaxing. Clean, move in ready, and full of space! Campion Prime Series

15. 2026-04-02
    listed $291,000 Active 782-char remark

    Show marketing remark (782 chars)

    Charming just like new 2024 mobile home on 1 acre in Haslet, located in Northwest ISD. This well-maintained 4 bedrooms, 2 bath home offers a spacious open-concept layout that connects the living room, dining area, and kitchen, great for everyday living and entertaining. The kitchen is bright with large windows, features upgraded appliances, plenty of cabinet space, separate walk in pantry, and a functional layout that opens to the main living area. The private primary bedroom is split from the secondary bedrooms for added privacy. Outside, enjoy the large 1 acre lot with no HOA, a covered carport, workshop, and materials ready to finish your outdoor pergola. The back deck is perfect for grilling and relaxing. Clean, move in ready, and full of space! Campion Prime Series

16. 2019-02-20
    soldstatus
17. 2019-02-15
    soldstatus Sold 471-char remark

    Show marketing remark (471 chars)

    Immaculate 3 bed 2 bath home! Every detail has been accounted for in this remodel. Down to the vents in the floor! The roof is a little over a year old, water heater is new and the inside HVAC unit is brand new as of last week! This home has been fixed up with new interior and exterior paint, brand new carpet and brand new laminate. The back deck has also been refinished and is ready for a grill! Come see this one, it won't last long! Home to be sold as is where is.

18. 2019-01-23
    status Pending 471-char remark

    Show marketing remark (471 chars)

    Immaculate 3 bed 2 bath home! Every detail has been accounted for in this remodel. Down to the vents in the floor! The roof is a little over a year old, water heater is new and the inside HVAC unit is brand new as of last week! This home has been fixed up with new interior and exterior paint, brand new carpet and brand new laminate. The back deck has also been refinished and is ready for a grill! Come see this one, it won't last long! Home to be sold as is where is.

19. 2019-01-16
    status Active 471-char remark

    Show marketing remark (471 chars)

    Immaculate 3 bed 2 bath home! Every detail has been accounted for in this remodel. Down to the vents in the floor! The roof is a little over a year old, water heater is new and the inside HVAC unit is brand new as of last week! This home has been fixed up with new interior and exterior paint, brand new carpet and brand new laminate. The back deck has also been refinished and is ready for a grill! Come see this one, it won't last long! Home to be sold as is where is.

20. 2018-12-27
    status Pending 471-char remark

    Show marketing remark (471 chars)

    Immaculate 3 bed 2 bath home! Every detail has been accounted for in this remodel. Down to the vents in the floor! The roof is a little over a year old, water heater is new and the inside HVAC unit is brand new as of last week! This home has been fixed up with new interior and exterior paint, brand new carpet and brand new laminate. The back deck has also been refinished and is ready for a grill! Come see this one, it won't last long! Home to be sold as is where is.

21. 2018-12-20
    historical Active Option Contract 471-char remark

    Show marketing remark (471 chars)

    Immaculate 3 bed 2 bath home! Every detail has been accounted for in this remodel. Down to the vents in the floor! The roof is a little over a year old, water heater is new and the inside HVAC unit is brand new as of last week! This home has been fixed up with new interior and exterior paint, brand new carpet and brand new laminate. The back deck has also been refinished and is ready for a grill! Come see this one, it won't last long! Home to be sold as is where is.

22. 2018-11-13
    status Active 471-char remark

    Show marketing remark (471 chars)

    Immaculate 3 bed 2 bath home! Every detail has been accounted for in this remodel. Down to the vents in the floor! The roof is a little over a year old, water heater is new and the inside HVAC unit is brand new as of last week! This home has been fixed up with new interior and exterior paint, brand new carpet and brand new laminate. The back deck has also been refinished and is ready for a grill! Come see this one, it won't last long! Home to be sold as is where is.

23. 2018-11-09
    historical Active Option Contract 471-char remark

    Show marketing remark (471 chars)

    Immaculate 3 bed 2 bath home! Every detail has been accounted for in this remodel. Down to the vents in the floor! The roof is a little over a year old, water heater is new and the inside HVAC unit is brand new as of last week! This home has been fixed up with new interior and exterior paint, brand new carpet and brand new laminate. The back deck has also been refinished and is ready for a grill! Come see this one, it won't last long! Home to be sold as is where is.

24. 2018-10-31
    listed $124,900 Active 471-char remark

    Show marketing remark (471 chars)

    Immaculate 3 bed 2 bath home! Every detail has been accounted for in this remodel. Down to the vents in the floor! The roof is a little over a year old, water heater is new and the inside HVAC unit is brand new as of last week! This home has been fixed up with new interior and exterior paint, brand new carpet and brand new laminate. The back deck has also been refinished and is ready for a grill! Come see this one, it won't last long! Home to be sold as is where is.

ⓘ 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: $1,528 · $127/mo
• Projected year-2 tax: $5,161 · $430/mo
• Expected delta: +$3,633/yr (+$303/mo · 237.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,510
• − Mortgage interest: −$15,796
• − Property taxes: −$1,528
• − Insurance: −$1,410
• − Repairs & maintenance: −$2,441
• − Management: −$2,441
• − Depreciation: −$8,204
• Taxable loss: −$1,309
• Est. tax savings @ 24.0%: +$314
• After-tax cash flow: $3,733/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: Tarrant County · 2,033,669 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 34,249
• Household income: $143,555
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 358.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 14% Two or more races 13% Black 11% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Lithuanian 7% Slovak 4% Romanian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 6% Vietnamese 2% Other Indo-European 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: ▼ -78.77%
• Current HPI: 235.7417
• Rent YoY: ▲ 1.08%
• 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

+130.2% since first listed

11 events — show timeline

• 2026-04-20 Price Changed $287,500 NTREIS
• 2026-04-02 Listed $291,000 NTREIS
• 2019-02-20 Sold (Public Records) — Public Records
• 2019-02-15 Sold (MLS) — NTREIS
• 2019-01-23 Pending — NTREIS
• 2019-01-16 Relisted — NTREIS
• 2018-12-27 Pending — NTREIS
• 2018-12-20 Contingent — NTREIS
• 2018-11-13 Relisted — NTREIS
• 2018-11-09 Contingent — NTREIS
• 2018-10-31 Listed $124,900 NTREIS

Property tax history

+1.9%/yr

Latest (2025): $1,528 · -54.8% YoY. Source: county tax records.