137 Windmill Rd · Snook, TX 77879

$247,500

4 bd · 2.0 ba · 1,782 sqft · SingleFamily public records · 39 Days on market

Built 2022 9,321 sqft lot $139/sqft · 5% below area Est $262k · 5% under $65/mo HOA · 3% of rent ↓ 13% since listing

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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).

• ARV discount +10.0/15.0
• Cash flow +8.4/30.0
• Appreciation +5.6/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

Discover the charm and comfort of this single-story home in the sought-after Grand Lake Community. Nestled conveniently at the front of the subdivision, this residence offers easy access. The desirable Radford Plan unfolds with an inviting open design that seamlessly connects the living, dining, and kitchen areas, making it ideal for entertainment and everyday living. Step into the heart of the home, where the kitchen is dazzled with gorgeous cabinetry, polished granite countertops, and state-of-the-art stainless-steel appliances, including a range with microwave hood and dishwasher. Adjoining this space are the spacious living and dining areas, where cherished memories are sure to be created. The primary suite is a true haven, boasting a private bath outfitted with dual vanity sinks and a generous walk-in closet. Three additional well-proportioned bedrooms provide ample space, accommodating guests or home office needs, and are serviced by a full secondary bath. Interior details like the combination of durable vinyl flooring and plush carpeted bedrooms ensure both style and comfort. Outside, you will fall in love with the vast yard surrounded by a privacy fence. This space promises endless opportunities for outdoor family fun and the covered patio sets the stage for summer evenings spent outdoors!

Key facts

• Kitchen cabinetry
• Private bath
• Granite countertops

Tags

• SINGLE-STORY HOME
• GRAND LAKE COMMUNITY
• KITCHEN CABINETRY
• GRANITE COUNTERTOPS
• PRIVATE BATH
• DUAL VANITY SINKS

Property features AI

Finance

• Other: Full ownership
• HOA & community: Part of Grand Lake of Snook association; Annual association fee of $780; Association maintains common areas

Exterior

• Parking: Attached garage; 2-car garage; Driveway parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces west; Built in 2022; Slab foundation
• Construction: Cement siding with stone accents; Composition roof
• Exterior features: Covered patio; Patio; Deck; Fully fenced backyard; Back yard fencing; Sprinkler/irrigation; Located on a cul-de-sac; Side yard

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Garbage disposal; Refrigerator; Breakfast bar; Pantry
• Bedrooms: Primary bedroom on the first floor (15 x 16); Bedroom on the first floor (11 x 12); Bedroom on the first floor (11 x 12); Bedroom on the first floor (10 x 11)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Double vanity in at least one bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Double vanity; Entrance foyer; Pantry; Tub with shower; Ceiling fans; Kitchen/dining combo
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (15.2% below list).
• Recommended offer: $209k (15.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 65/100 on livability (#700 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: amenities F, commute F, health & safety F.
• Snook ISD (rural): math 50% / reading 34% proficiency, ranked #334 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Snook El (math 52% / reading 47%, grade D, #865 of 4,322 statewide, top 21%, 294 students, 70% FRL); Snook Secondary (math 47% / reading 27%, grade F, #897 of 1,632 statewide, top 57%, 295 students, 68% FRL).
• Market conditions: 222 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 44 units permitted in Burleson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.2% local appreciation)).
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,520 (15.7% 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. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 16% 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. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.82%
• DSCR: 0.83
• GRM: 9.8

CMA / ARV

• ARV (median comp): $261,773
• List price: $247,500
• Delta: -5.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
473 Harvest Lake Dr	0.52mi	4/2.0	1,796 (+1%)	1mo	$268,465	$149	74
509 Harvest Lake Dr	0.56mi	4/2.0	1,796 (+1%)	0mo	$271,695	$151	73
304 Brazos Bnd	0.35mi	4/2.0	1,691 (-5%)	7mo	$289,900	$171	69
201 Orchard Cv	0.33mi	3/2.0 (-1)	1,904 (+7%)	1mo	$297,000	$156	68
244 Brazos Bnd	0.27mi	3/2.0 (-1)	1,624 (-9%)	0mo	$284,900	$175	67
424 Brazos Bnd	0.48mi	3/2.0 (-1)	1,747 (-2%)	4mo	$299,900	$172	66
172 Pleasant Path	0.10mi	3/2.0 (-1)	1,520 (-15%)	2mo	$262,000	$172	64
213 Orchard Cv	0.34mi	4/2.0	2,014 (+13%)	1mo	$297,000	$147	62
125 Turnrow Cv	0.28mi	3/2.0 (-1)	1,539 (-14%)	2mo	$289,800	$188	58
124 Turnrow Cv	0.27mi	3/2.0 (-1)	1,539 (-14%)	6mo	$289,800	$188	54
521 Harvest Lake Dr	0.57mi	3/2.0 (-1)	1,575 (-12%)	1mo	$255,045	$162	48
101 Court Side	0.65mi	4/2.5	2,046 (+15%)	5mo	$495,000	$242	39

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

Projected returns pro-forma

1.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.90×
• Total profit: $-6,806
• Equity at exit: $87,134

10-year hold

• IRR: 3.0%
• Equity multiple: 1.38×
• Total profit: $26,089
• Equity at exit: $117,864

Cash invested: $69,300 (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 77879

• Home prices YoY: 0.7%
• Active inventory: 222
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,298
• Tax from tax record: −$414 /mo · $4,963/yr
• Insurance: −$103
• HOA: −$65
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-221

Break-even live

Break-even rent $2,379

Max offer price $208,520

Occupancy floor —

Sensitivity live

Price	-10% $-81	-5% $-151	+0% $-221	+5% $-291	+10% $-361
Rent	-10% $-387	-5% $-304	+0% $-221	+5% $-138	+10% $-55
Rate	-1.0pp $-96	-0.5pp $-158	base $-221	+0.5pp $-285	+1.0pp $-350

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: $61,875
• Closing costs: $7,425
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
148 Turnrow Cv Snook, TX	3.0	2.0	1790	$2,100	$1.17	23d	1	0.30mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 22 events

1. 2026-06-21
   days on market $247,500 Active 39 DOM
2. 2026-06-18
   days on market $247,500 Active 36 DOM
3. 2026-06-17
   days on market $247,500 Active 35 DOM
4. 2026-06-16
   days on market $247,500 Active 34 DOM
5. 2026-06-15
   days on market $247,500 Active 33 DOM
6. 2026-06-14
   days on market $247,500 Active 31 DOM
7. 2026-06-13
   pricedays on market $247,500 Active 30 DOM
8. 2026-06-10
   days on market $263,500 Active 28 DOM
9. 2026-06-09
   days on market $263,500 Active 27 DOM
10. 2026-06-08
    days on market $263,500 Active 26 DOM

    Show marketing remark (1318 chars)

    Discover the charm and comfort of this single-story home in the sought-after Grand Lake Community. Nestled conveniently at the front of the subdivision, this residence offers easy access. The desirable Radford Plan unfolds with an inviting open design that seamlessly connects the living, dining, and kitchen areas, making it ideal for entertainment and everyday living. Step into the heart of the home, where the kitchen is dazzled with gorgeous cabinetry, polished granite countertops, and state-of-the-art stainless-steel appliances, including a range with microwave hood and dishwasher. Adjoining this space are the spacious living and dining areas, where cherished memories are sure to be created. The primary suite is a true haven, boasting a private bath outfitted with dual vanity sinks and a generous walk-in closet. Three additional well-proportioned bedrooms provide ample space, accommodating guests or home office needs, and are serviced by a full secondary bath. Interior details like the combination of durable vinyl flooring and plush carpeted bedrooms ensure both style and comfort. Outside, you will fall in love with the vast yard surrounded by a privacy fence. This space promises endless opportunities for outdoor family fun and the covered patio sets the stage for summer evenings spent outdoors!

11. 2026-06-07
    days on market $263,500 Active 25 DOM
12. 2026-06-02
    days on market $263,500 Active 20 DOM
13. 2026-06-01
    days on market $263,500 Active 19 DOM
14. 2026-05-31
    days on market $263,500 Active 18 DOM
15. 2026-05-30
    days on market $263,500 Active 17 DOM
16. 2026-05-13
    listed $263,500 Active 998-char remark

    Show marketing remark (1318 chars)

    Discover the charm and comfort of this single-story home in the sought-after Grand Lake Community. Nestled conveniently at the front of the subdivision, this residence offers easy access. The desirable Radford Plan unfolds with an inviting open design that seamlessly connects the living, dining, and kitchen areas, making it ideal for entertainment and everyday living. Step into the heart of the home, where the kitchen is dazzled with gorgeous cabinetry, polished granite countertops, and state-of-the-art stainless-steel appliances, including a range with microwave hood and dishwasher. Adjoining this space are the spacious living and dining areas, where cherished memories are sure to be created. The primary suite is a true haven, boasting a private bath outfitted with dual vanity sinks and a generous walk-in closet. Three additional well-proportioned bedrooms provide ample space, accommodating guests or home office needs, and are serviced by a full secondary bath. Interior details like the combination of durable vinyl flooring and plush carpeted bedrooms ensure both style and comfort. Outside, you will fall in love with the vast yard surrounded by a privacy fence. This space promises endless opportunities for outdoor family fun and the covered patio sets the stage for summer evenings spent outdoors!

17. 2026-05-13
    listed $263,500 Active 1318-char remark

    Show marketing remark (1318 chars)

    Discover the charm and comfort of this single-story home in the sought-after Grand Lake Community. Nestled conveniently at the front of the subdivision, this residence offers easy access. The desirable Radford Plan unfolds with an inviting open design that seamlessly connects the living, dining, and kitchen areas, making it ideal for entertainment and everyday living. Step into the heart of the home, where the kitchen is dazzled with gorgeous cabinetry, polished granite countertops, and state-of-the-art stainless-steel appliances, including a range with microwave hood and dishwasher. Adjoining this space are the spacious living and dining areas, where cherished memories are sure to be created. The primary suite is a true haven, boasting a private bath outfitted with dual vanity sinks and a generous walk-in closet. Three additional well-proportioned bedrooms provide ample space, accommodating guests or home office needs, and are serviced by a full secondary bath. Interior details like the combination of durable vinyl flooring and plush carpeted bedrooms ensure both style and comfort. Outside, you will fall in love with the vast yard surrounded by a privacy fence. This space promises endless opportunities for outdoor family fun and the covered patio sets the stage for summer evenings spent outdoors!

18. 2026-01-12
    price $279,900
19. 2025-10-30
    price $288,000
20. 2025-06-12
    listed $297,500 Active
21. 2022-09-15
    soldstatus
22. 2022-05-10
    listed $283,990

ⓘ 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: $4,963 · $414/mo
• Projected year-2 tax: $4,963 · $414/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,200
• − Mortgage interest: −$13,864
• − Property taxes: −$4,963
• − Insurance: −$1,238
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$780
• − Depreciation: −$7,200
• Taxable loss: −$6,877
• Est. tax savings @ 24.0%: +$1,650
• After-tax cash flow: $-997/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: Snook ISD
• NCES district ID: 4840620
• Math proficiency: 50% ▲ 8.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $47,667
• Composite: 36.0/100
• National rank: #4788
• State rank: #334 of 826 in TX

Livability — Snook

• Score: 65/100
• State rank: #700
• US rank: #13044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Snook, TX
• Population (ZIP): 4,775

Population outlook (Burleson County) Hauer SSP2

• Today (2025): 18,066 people
• By 2030: 18,174 · +0.6%
• By 2040: 18,198 · +0.7%
• By 2050: 18,110 · +0.2%
• By 2075: 18,166 · +0.6%
• By 2100: 16,949 · -6.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 23% Two or more races 15% Black 14% Native American 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 14% Vietnamese 1% Tagalog/Filipino 1%

Political lean MEDSL · Burleson

• 2024 margin: Solid R (+62.8) · D 18.2% · R 81.0%
• 2008→2024 swing: -25.4pp toward R · 2008: -37.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+57.6 2016: R+55.1 2012: R+46.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.20%
• Current HPI: 178.3416
• 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

-12.8% since first listed

9 events — show timeline

• 2026-06-10 Price Changed $247,500 HARMLS
• 2026-06-08 Price Changed $247,500 BCSRMLS
• 2026-05-13 Listed $263,500 BCSRMLS
• 2026-05-13 Listed $263,500 HARMLS
• 2026-01-12 Price Changed $279,900 BCSRMLS
• 2025-10-30 Price Changed $288,000 BCSRMLS
• 2025-06-12 Listed $297,500 BCSRMLS
• 2022-09-15 Sold (MLS) — BCSRMLS
• 2022-05-10 Listed $283,990 BCSRMLS

Property tax history

+96.8%/yr

Latest (2025): $4,963 · +1.2% YoY. Source: county tax records.