330 W Kilpatrick St · Mineola, TX 75773

$125,000

2 bd · 3.0 ba · 1,396 sqft · SingleFamily public records · 15 Days on market

Built 1985 5,500 sqft lot Est $184k · 32% under

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Why this score? — see what drove the B 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

STEP BACK IN TIME TO A CLASSIC CORNER LOT HOME WITH A WHITE PICKET FENCE AND WRAP AROUND COVERED PORCH WITH A BEAUTIFUL OAK TREE FOR SHADE AND A PORCH SWING. RELAX AND ENJOY THE BREEZES WITHIN WALKING DISTANCE OF HISTORIC DOWNTOWN MINEOLA, RENOWNED FOR ITS ACTIVE THEATER, ENTERTAINMENT, RESTAURANTS AND SHOPPING OPPORTUNITIES. THIS CLASSIC HOME, JUST UNDER 1400 SQ FT FEATURES ORIGINAL OAK FLOORING IN DINING, LIVING AND BEDROOMS. A WBFP IN THE LIVING ROOM MAKES FOR COZY WINTER EVENINGS. AN EXTRA BONUS ROOM WHICH COULD BE CONVERTED TO AN ADDITIONAL BATH & WALKIN CLOSET. LARGE OPEN KITCHEN WITH LOTS OF CABINETS FOR STORAGE. HOME IS LACKING A RANGE & REFRIGERATOR BUT READY TO MAKE IT YOUR OWN WITH UPDATING. ATTACHED LARGE 2 CAR GARAGE AND ADDITIONAL BUILT IN STORAGE CABINETS. WITH ADDITIONAL UPGRADES THIS HOME WILL BE A STUNNER! CALL TODAY FOR A SHOWING WHILE STILL AVAILABLE. BUYER TO VERIFY MEASUREMENTS

Key facts

• White picket fence
• Corner lot
• Extra bonus room

Tags

• CORNER LOT
• WHITE PICKET FENCE
• WRAP AROUND COVERED PORCH
• ORIGINAL OAK FLOORING
• WOOD BURNING FIREPLACE
• EXTRA BONUS ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 2.6% in Mineola — 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 69/100 on livability (#392 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, amenities F, commute F.
• Mineola ISD (town): math 54% / reading 46% proficiency, ranked #190 of 826 in TX (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mineola El (math 51% / reading 37%, grade F, #1,243 of 4,322 statewide, top 29%, 353 students, 69% FRL); Mineola Middle (math 60% / reading 51%, grade B-, #240 of 1,662 statewide, top 15%, 381 students, 69% FRL); Mineola H S (math 42% / reading 57%, grade D, #509 of 1,632 statewide, top 34%, 466 students, 62% FRL).
• Market conditions: 262 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 wind risk, 47% 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 $123,125 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.29% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.02%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $184,272
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1265 Fm 1799	0.27mi	3/2.0 (+1)	1,388 (-1%)	4mo	$249,900	$180	74
308 W Blair St	0.06mi	2/2.0	1,545 (+11%)	10mo	$179,000	$116	66
515 N Newsom St	0.39mi	3/2.0 (+1)	1,474 (+6%)	1mo	$199,000	$135	63
516 W Blair St	0.17mi	3/2.0 (+1)	1,366 (-2%)	22mo	$170,000	$124	61
605 N Line	0.33mi	3/2.0 (+1)	1,305 (-6%)	4mo	$160,000	$123	61
425 N Newsom St	0.36mi	2/2.0	1,265 (-9%)	10mo	$179,000	$142	55
601 N Newsom St	0.41mi	3/2.0 (+1)	1,314 (-6%)	12mo	$59,000	$45	52
422 W Mcdonald	0.47mi	3/2.0 (+1)	1,284 (-8%)	14mo	$189,500	$148	44
605 Graham St	0.52mi	3/1.0 (+1)	1,321 (-5%)	17mo	$175,000	$132	39

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $5,815
• Equity at exit: $18,638

10-year hold

• IRR: 13.8%
• Equity multiple: 2.11×
• Total profit: $38,695
• Equity at exit: $10,808

Cash invested: $35,000 (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 75773

• Home prices YoY: -8.9%
• Active inventory: 262
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,608 high
• Mortgage (P&I): −$656
• Tax from tax record: −$153 /mo · $1,840/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $409

Break-even live

Break-even rent $1,090

Max offer price $125,000

Occupancy floor 70%

Sensitivity live

Price	-10% $480	-5% $444	+0% $409	+5% $374	+10% $338
Rent	-10% $282	-5% $345	+0% $409	+5% $472	+10% $536
Rate	-1.0pp $472	-0.5pp $441	base $409	+0.5pp $377	+1.0pp $344

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
803 Second St Mineola, TX	3.0	1.0	1160	$1,400	$1.21	15d	1	0.38mi
409 Chapparel St Mineola, TX	3.0	1.0	1424	$1,400	$0.98	45d	1	0.49mi
806 S Newsom St Mineola, TX	3.0	2.5	1488	$1,750	$1.18	22d	1	0.58mi
806 N Newsom St Mineola, TX	3.0	2.5	1488	$1,750	$1.18	45d	1	0.58mi
515 Giraud St Mineola, TX	3.0	2.0	1400	$1,700	$1.21	22d	1	0.61mi
167 Blue Bird Ln Mineola, TX	1.0–2.0	1.0–2.0	805	$1,350	$1.68	15d	5	1.08mi
211 Blue Bird Ln Mineola, TX	3.0	2.0	1202	$1,700	$1.41	22d	1	1.17mi
211 Blue Bird Ln Mineola, TX	3.0	2.0	1202	$1,700	$1.41	45d	1	1.17mi
233 Blue Bird Ln Mineola, TX	3.0	2.0	1202	$1,700	$1.41	22d	1	1.17mi
150 Blue Bird Ln Mineola, TX	3.0	2.0	1250	$1,750	$1.40	45d	1	1.17mi
200 Blue Bird Ln Mineola, TX	3.0	2.0	1506	$1,900	$1.26	22d	1	1.17mi
115 Isabella St Mineola, TX	3.0	2.0	1085	$1,350	$1.24	22d	1	1.36mi

Listing history 9 events

1. 2026-06-03
   days on marketlisting id $125,000 Pending 15 DOM
2. 2026-04-28
   status Pending
3. 2026-04-15
   status Pending 925-char remark

   Show marketing remark (925 chars)

   STEP BACK IN TIME TO A CLASSIC CORNER LOT HOME WITH A WHITE PICKET FENCE AND WRAP AROUND COVERED PORCH WITH A BEAUTIFUL OAK TREE FOR SHADE AND A PORCH SWING. RELAX AND ENJOY THE BREEZES WITHIN WALKING DISTANCE OF HISTORIC DOWNTOWN MINEOLA, RENOWNED FOR ITS ACTIVE THEATER, ENTERTAINMENT, RESTAURANTS AND SHOPPING OPPORTUNITIES. THIS CLASSIC HOME, JUST UNDER 1400 SQ FT FEATURES ORIGINAL OAK FLOORING IN DINING, LIVING AND BEDROOMS. A WBFP IN THE LIVING ROOM MAKES FOR COZY WINTER EVENINGS. AN EXTRA BONUS ROOM WHICH COULD BE CONVERTED TO AN ADDITIONAL BATH & WALKIN CLOSET. LARGE OPEN KITCHEN WITH LOTS OF CABINETS FOR STORAGE. HOME IS LACKING A RANGE & REFRIGERATOR BUT READY TO MAKE IT YOUR OWN WITH UPDATING. ATTACHED LARGE 2 CAR GARAGE AND ADDITIONAL BUILT IN STORAGE CABINETS. WITH ADDITIONAL UPGRADES THIS HOME WILL BE A STUNNER! CALL TODAY FOR A SHOWING WHILE STILL AVAILABLE. BUYER TO VERIFY MEASUREMENTS

4. 2026-04-15
   historical Active Option Contract

   Show marketing remark (925 chars)

   STEP BACK IN TIME TO A CLASSIC CORNER LOT HOME WITH A WHITE PICKET FENCE AND WRAP AROUND COVERED PORCH WITH A BEAUTIFUL OAK TREE FOR SHADE AND A PORCH SWING. RELAX AND ENJOY THE BREEZES WITHIN WALKING DISTANCE OF HISTORIC DOWNTOWN MINEOLA, RENOWNED FOR ITS ACTIVE THEATER, ENTERTAINMENT, RESTAURANTS AND SHOPPING OPPORTUNITIES. THIS CLASSIC HOME, JUST UNDER 1400 SQ FT FEATURES ORIGINAL OAK FLOORING IN DINING, LIVING AND BEDROOMS. A WBFP IN THE LIVING ROOM MAKES FOR COZY WINTER EVENINGS. AN EXTRA BONUS ROOM WHICH COULD BE CONVERTED TO AN ADDITIONAL BATH & WALKIN CLOSET. LARGE OPEN KITCHEN WITH LOTS OF CABINETS FOR STORAGE. HOME IS LACKING A RANGE & REFRIGERATOR BUT READY TO MAKE IT YOUR OWN WITH UPDATING. ATTACHED LARGE 2 CAR GARAGE AND ADDITIONAL BUILT IN STORAGE CABINETS. WITH ADDITIONAL UPGRADES THIS HOME WILL BE A STUNNER! CALL TODAY FOR A SHOWING WHILE STILL AVAILABLE. BUYER TO VERIFY MEASUREMENTS

5. 2026-04-06
   status Active
6. 2026-03-31
   historical Active Contingent
7. 2026-03-30
   listed $125,000 Active 925-char remark

   Show marketing remark (925 chars)

   STEP BACK IN TIME TO A CLASSIC CORNER LOT HOME WITH A WHITE PICKET FENCE AND WRAP AROUND COVERED PORCH WITH A BEAUTIFUL OAK TREE FOR SHADE AND A PORCH SWING. RELAX AND ENJOY THE BREEZES WITHIN WALKING DISTANCE OF HISTORIC DOWNTOWN MINEOLA, RENOWNED FOR ITS ACTIVE THEATER, ENTERTAINMENT, RESTAURANTS AND SHOPPING OPPORTUNITIES. THIS CLASSIC HOME, JUST UNDER 1400 SQ FT FEATURES ORIGINAL OAK FLOORING IN DINING, LIVING AND BEDROOMS. A WBFP IN THE LIVING ROOM MAKES FOR COZY WINTER EVENINGS. AN EXTRA BONUS ROOM WHICH COULD BE CONVERTED TO AN ADDITIONAL BATH & WALKIN CLOSET. LARGE OPEN KITCHEN WITH LOTS OF CABINETS FOR STORAGE. HOME IS LACKING A RANGE & REFRIGERATOR BUT READY TO MAKE IT YOUR OWN WITH UPDATING. ATTACHED LARGE 2 CAR GARAGE AND ADDITIONAL BUILT IN STORAGE CABINETS. WITH ADDITIONAL UPGRADES THIS HOME WILL BE A STUNNER! CALL TODAY FOR A SHOWING WHILE STILL AVAILABLE. BUYER TO VERIFY MEASUREMENTS

8. 2026-03-30
   listed $125,000 Active

   Show marketing remark (925 chars)

   STEP BACK IN TIME TO A CLASSIC CORNER LOT HOME WITH A WHITE PICKET FENCE AND WRAP AROUND COVERED PORCH WITH A BEAUTIFUL OAK TREE FOR SHADE AND A PORCH SWING. RELAX AND ENJOY THE BREEZES WITHIN WALKING DISTANCE OF HISTORIC DOWNTOWN MINEOLA, RENOWNED FOR ITS ACTIVE THEATER, ENTERTAINMENT, RESTAURANTS AND SHOPPING OPPORTUNITIES. THIS CLASSIC HOME, JUST UNDER 1400 SQ FT FEATURES ORIGINAL OAK FLOORING IN DINING, LIVING AND BEDROOMS. A WBFP IN THE LIVING ROOM MAKES FOR COZY WINTER EVENINGS. AN EXTRA BONUS ROOM WHICH COULD BE CONVERTED TO AN ADDITIONAL BATH & WALKIN CLOSET. LARGE OPEN KITCHEN WITH LOTS OF CABINETS FOR STORAGE. HOME IS LACKING A RANGE & REFRIGERATOR BUT READY TO MAKE IT YOUR OWN WITH UPDATING. ATTACHED LARGE 2 CAR GARAGE AND ADDITIONAL BUILT IN STORAGE CABINETS. WITH ADDITIONAL UPGRADES THIS HOME WILL BE A STUNNER! CALL TODAY FOR A SHOWING WHILE STILL AVAILABLE. BUYER TO VERIFY MEASUREMENTS

9. 1992-03-23
   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: $1,840 · $153/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$447/yr (+$37/mo · 24.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 47% 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: $19,290
• − Mortgage interest: −$7,002
• − Property taxes: −$1,840
• − Insurance: −$625
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$3,636
• Taxable income: $3,100
• Est. tax owed @ 24.0%: −$744
• After-tax cash flow: $4,164/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: Mineola ISD
• NCES district ID: 4830930
• Math proficiency: 54% ▲ 12.00%
• Reading proficiency: 46% ▲ 4.00%
• Median HH income: $44,121
• Composite: 42.27/100
• National rank: #3274
• State rank: #190 of 826 in TX

Livability — Mineola

• Score: 69/100
• State rank: #392
• US rank: #8222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mineola, TX
• Population (ZIP): 14,311

Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 14% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 7% German/W. Germanic 1%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.31%
• Current HPI: 227.0529
• 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

+0.0% since first listed

8 events — show timeline

• 2026-04-28 Pending — NTREIS
• 2026-04-15 Pending — GTAR
• 2026-04-15 Contingent — NTREIS
• 2026-04-06 Relisted — NTREIS
• 2026-03-31 Contingent — NTREIS
• 2026-03-30 Listed $125,000 GTAR
• 2026-03-30 Listed $125,000 NTREIS
• 1992-03-23 Sold (Public Records) — Public Records

Property tax history

+21.0%/yr

Latest (2025): $1,840 · +5.7% YoY. Source: county tax records.