(Village Mills, TX) CUSTOM BRICK 3/2.5 ON ~1 ACRE — NEAR-TURNKEY — ARV $385K — PRICED AT $264,900
Custom one-owner brick home on a wooded ~0.99-acre lot in a gated Village Mills community. This is a light, mostly-cosmetic play — clean the home up, drop fresh carpet, and you've got instant equity or a strong long-term rental. Systems are maintained: new HVAC blower motor + new ductwork, roof original with no reported issues, septic aerator recently replaced. 3-CAR attached garage plus a separate shed that can be converted to an ADU/office.
THE NUMBERS List price: $264,900 ARV: ~$385,000 Market rent: ~$3,000/mo Condition: light/cosmetic — carpet + odor remediation (see below)
PROPERTY 3 bed / 2.5 bath · 2,765 sqft · built 2006 ~0.99-acre lot · 3-car attached garage · convertible shed (ADU potential) Septic (aerator recently replaced) · new HVAC motor + ductwork · underground sprinklers HOA $185/mo (covers water) · gated community
CONDITION — straight talk: Seller is elderly with several pets, so the home currently has pet odor and needs new carpet — but very little physical damage. Budget the cleanup/odor work + flooring + light cosmetics and it shows like the custom home it is.
COMPS — active / pending in Village Mills 1000 Forsythia Dr — 3/4, 2,868 sqft — $389,900 210 Hickory Dr — 3/2, 2,274 sqft — $359,000 318 Pepper Tree Ln — 3/3, 2,520 sqft — $339,000 107 Lakewood Dr — 4/3, 2,200 sqft — $309,999
BUY & HOLD / BRRRR SNAPSHOT All-in ~$300K (purchase + cleanup) → ARV ~$385K → rents ~$3,000/mo. Refi and pull your capital back out, tenant covers the note, and you're sitting on built-in equity in a custom brick home on an acre.