8253 Hutcheson Hill Rd · Carter, TX 76082

$259,000

4 bd · 2.0 ba · 2,432 sqft · Manufactured public records · 153 Days on market

Built 2007 1.35 ac lot $106/sqft · at area comps Est $272k · at est.

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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 +11.6/30.0
• ARV discount +9.7/15.0
• 1% rule +3.6/10.0
• DSCR +3.4/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4 bedroom 2 bath, 2 Living rooms, with Formal dining area. Over appx One and a third acre. Chickens and horses welcome. Large open kitchen with island breakfast bar and lots of cabinets. Oversized yard and Peaceful country style living on the land. Front Porch, back porch and laundry room entrances. Both living rooms are Very large. A Great set up for a mother in law suite with the primary having its own private entrance, living area, and bedroom all at one end of the home. New tile floor in hall bathroom. New waterproof, Luxury plank, waterproof flooring in the Primary bathroom, closet, and the Kitchen. Huge walk in closet in the primary room. Separate shop area with covered carport. Huge mature trees surrounding the property. Large enough to add a mother in law house. Property is fenced in front and gated. Washer, dryer, refrigerator included. Large Laundry room, HVAC system, playground in back for the kids. Buyer to verify school and all info. This home has been made real property per the State Certificate and has been Retrofitted to be able to go FHA and VA. NO KNOWN RESTRICTIONS!

Key facts

• Oversized yard
• Island breakfast bar
• Front porch

Tags

• OPEN KITCHEN
• ISLAND BREAKFAST BAR
• OVERSIZED YARD
• FRONT PORCH
• BACK PORCH
• LAUNDRY ROOM ENTRANCES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $259k.

Deal economics

• At list price, monthly cash flow is $-81 ($-969/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (13.7% below list).
• Recommended offer: $224k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.5% in Carter — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 519 active listings in the ZIP; 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 $8k 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 153 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 17y 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,601 (13.7% 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 153 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.86% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 9.7

CMA / ARV

• ARV (median comp): $272,233
• List price: $259,000
• Delta: -4.86%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Cabot	0.35mi	4/2.0	2,128 (-12%)	11mo	$250,000	$117	54

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-47,042
• Equity at exit: $38,618

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-47,305
• Equity at exit: $22,394

Cash invested: $72,520 (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: 519
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,236 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$381 /mo · $4,573/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-81

Break-even live

Break-even rent $2,338

Max offer price $244,738

Occupancy floor 99%

Sensitivity live

Price	-10% $66	-5% $-7	+0% $-81	+5% $-154	+10% $-227
Rent	-10% $-257	-5% $-169	+0% $-81	+5% $8	+10% $96
Rate	-1.0pp $50	-0.5pp $-15	base $-81	+0.5pp $-148	+1.0pp $-216

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-06-18
   days on market $259,000 Active 153 DOM
2. 2026-06-17
   days on market $259,000 Active 152 DOM
3. 2026-06-16
   days on market $259,000 Active 151 DOM
4. 2026-06-15
   days on market $259,000 Active 150 DOM
5. 2026-06-13
   days on market $259,000 Active 148 DOM
6. 2026-06-13
   days on market $259,000 Active 147 DOM
7. 2026-06-09
   days on market $259,000 Active 144 DOM
8. 2026-06-08
   days on market $259,000 Active 143 DOM
9. 2026-06-07
   days on market $259,000 Active 142 DOM
10. 2026-06-04
    days on market $259,000 Active 139 DOM
11. 2026-06-03
    days on market $259,000 Active 138 DOM
12. 2026-06-02
    days on market $259,000 Active 137 DOM
13. 2026-06-01
    days on market $259,000 Active 136 DOM
14. 2026-05-31
    days on market $259,000 Active 135 DOM
15. 2026-03-11
    price $259,000 1122-char remark

    Show marketing remark (1122 chars)

    Spacious 4 bedroom 2 bath, 2 Living rooms, with Formal dining area. Over appx One and a third acre. Chickens and horses welcome. Large open kitchen with island breakfast bar and lots of cabinets. Oversized yard and Peaceful country style living on the land. Front Porch, back porch and laundry room entrances. Both living rooms are Very large. A Great set up for a mother in law suite with the primary having its own private entrance, living area, and bedroom all at one end of the home. New tile floor in hall bathroom. New waterproof, Luxury plank, waterproof flooring in the Primary bathroom, closet, and the Kitchen. Huge walk in closet in the primary room. Separate shop area with covered carport. Huge mature trees surrounding the property. Large enough to add a mother in law house. Property is fenced in front and gated. Washer, dryer, refrigerator included. Large Laundry room, HVAC system, playground in back for the kids. Buyer to verify school and all info. This home has been made real property per the State Certificate and has been Retrofitted to be able to go FHA and VA. NO KNOWN RESTRICTIONS!

16. 2026-01-14
    listed $264,000 Active 1122-char remark

    Show marketing remark (1122 chars)

    Spacious 4 bedroom 2 bath, 2 Living rooms, with Formal dining area. Over appx One and a third acre. Chickens and horses welcome. Large open kitchen with island breakfast bar and lots of cabinets. Oversized yard and Peaceful country style living on the land. Front Porch, back porch and laundry room entrances. Both living rooms are Very large. A Great set up for a mother in law suite with the primary having its own private entrance, living area, and bedroom all at one end of the home. New tile floor in hall bathroom. New waterproof, Luxury plank, waterproof flooring in the Primary bathroom, closet, and the Kitchen. Huge walk in closet in the primary room. Separate shop area with covered carport. Huge mature trees surrounding the property. Large enough to add a mother in law house. Property is fenced in front and gated. Washer, dryer, refrigerator included. Large Laundry room, HVAC system, playground in back for the kids. Buyer to verify school and all info. This home has been made real property per the State Certificate and has been Retrofitted to be able to go FHA and VA. NO KNOWN RESTRICTIONS!

17. 2025-12-22
    historical
18. 2025-11-20
    listed $269,000 Active
19. 2025-10-21
    historical
20. 2025-09-21
    listed $279,900 Active
21. 2025-08-26
    historical
22. 2025-06-13
    price $279,000
23. 2025-05-04
    price $294,900
24. 2025-03-13
    price $299,900
25. 2025-02-28
    historical
26. 2025-02-27
    listed $30,900 Active
27. 2025-02-26
    listed $309,000 Active
28. 2024-12-22
    historical $1,600
29. 2024-12-18
    historical
30. 2024-11-15
    listed $325,000 Active
31. 2024-08-21
    listed $1,600
32. 2023-11-26
    historical $1,400
33. 2023-10-17
    price $1,400
34. 2023-09-12
    price $1,500
35. 2023-07-26
    listed $1,600
36. 2021-08-05
    soldstatus
37. 2021-08-04
    soldstatus Sold
38. 2021-07-29
    status Pending
39. 2021-07-26
    historical Active Option Contract
40. 2021-07-21
    listed $200,000 Active
41. 2009-10-02
    soldstatus
42. 2009-09-10
    historical
43. 2009-06-26
    listed $53,000
44. 2007-07-05
    soldstatus
45. 2000-03-07
    soldstatus
46. 1999-08-04
    soldstatus
47. 1999-05-04
    soldstatus
48. 1997-06-19
    soldstatus
49. 1997-02-03
    soldstatus

ⓘ 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: $4,573 · $381/mo
• Projected year-2 tax: $4,740 · $395/mo
• Expected delta: +$167/yr (+$14/mo · 3.7%)

ⓘ 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 6/10 Major 6 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,832
• − Mortgage interest: −$14,508
• − Property taxes: −$4,573
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,147
• − Management: −$2,147
• − Depreciation: −$7,535
• Taxable loss: −$5,371
• Est. tax savings @ 24.0%: +$1,289
• After-tax cash flow: $320/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 — Carter

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Carter, TX
• County: Parker County · 144,797 people
• 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

+388.7% since first listed

35 events — show timeline

• 2026-03-11 Price Changed $259,000 NTREIS
• 2026-01-14 Listed $264,000 NTREIS
• 2025-12-22 Listing Removed — NTREIS
• 2025-11-20 Listed $269,000 NTREIS
• 2025-10-21 Listing Removed — NTREIS
• 2025-09-21 Listed $279,900 NTREIS
• 2025-08-26 Listing Removed — NTREIS
• 2025-06-13 Price Changed $279,000 NTREIS
• 2025-05-04 Price Changed $294,900 NTREIS
• 2025-03-13 Price Changed $299,900 NTREIS
• 2025-02-28 Listing Removed — NTREIS
• 2025-02-27 Listed $30,900 NTREIS
• 2025-02-26 Listed $309,000 NTREIS
• 2024-12-22 Rental Removed $1,600 NTREIS
• 2024-12-18 Listing Removed — NTREIS
• 2024-11-15 Listed $325,000 NTREIS
• 2024-08-21 Listed for Rent $1,600 NTREIS
• 2023-11-26 Rental Removed $1,400 NTREIS
• 2023-10-17 Price Changed $1,400 NTREIS
• 2023-09-12 Price Changed $1,500 NTREIS
• 2023-07-26 Listed for Rent $1,600 NTREIS
• 2021-08-05 Sold (Public Records) — Public Records
• 2021-08-04 Sold (MLS) — NTREIS
• 2021-07-29 Pending — NTREIS
• 2021-07-26 Contingent — NTREIS
• 2021-07-21 Listed $200,000 NTREIS
• 2009-10-02 Sold (MLS) — NTREIS
• 2009-09-10 Listing Removed — NTREIS
• 2009-06-26 Listed $53,000 NTREIS
• 2007-07-05 Sold (Public Records) — Public Records
• 2000-03-07 Sold (Public Records) — Public Records
• 1999-08-04 Sold (Public Records) — Public Records
• 1999-05-04 Sold (Public Records) — Public Records
• 1997-06-19 Sold (Public Records) — Public Records
• 1997-02-03 Sold (Public Records) — Public Records

Property tax history

+15.3%/yr

Latest (2025): $4,573 · +36.2% YoY. Source: county tax records.