167 County Road 2244 · Mineola, TX 75773

$149,500

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 16 Days on market

Built 1998 0.78 ac lot Est $239k · 37% 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +6.4/10.0
• 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

Perched on 2 corner lots, just short of an acre, this open concept home offers plenty of space with Lake Holbrook views and minutes from public beach and boat ramp. A newer metal roof, approximately 1 yr old and an open wood deck at the front adds to the home's curb appeal. The home has 1456 sq ft featuring ( 3 bedrooms (one used currently as office) all with walk in closets. The prime bedroom is separate with cozy carpet and en-suite featuring double lavatories, garden tub and separate shower. The kitchen has plenty of counter and cabinet space with breakfast area. All major appliances convey, electric range, dishwasher, refrigerator, SS double sink. Spacious living room with wood burning fireplace and a good size dining area. There is a separate laundry room with additional storage. This home is neat & tidy and ready for a new owner. Seller is open to selling additional furniture as she will be moving out of state. Call for your appointment today! The property currently has a VA loan which may be assumable at a low interest rate. If you are a veteran, check this out to confirm.

Key facts

• Lake holbrook views
• Public beach
• Walk in closets

Tags

• LAKE HOLBROOK VIEWS
• PUBLIC BEACH
• BOAT RAMP
• NEWER METAL ROOF
• OPEN WOOD DECK
• WALK IN CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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).
• Market conditions: 261 active listings in the ZIP; 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 $1k 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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 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, 27% 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 $147,257 (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: 1.14% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.99%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $238,784
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
156 County Road 2247	0.65mi	3/2.0	1,406 (-3%)	4mo	$229,900	$164	60

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $4,565
• Equity at exit: $22,291

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $40,871
• Equity at exit: $12,926

Cash invested: $41,860 (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: 261
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,697 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$41 /mo · $497/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $453

Break-even live

Break-even rent $1,124

Max offer price $149,500

Occupancy floor 68%

Sensitivity live

Price	-10% $538	-5% $495	+0% $453	+5% $411	+10% $368
Rent	-10% $319	-5% $386	+0% $453	+5% $520	+10% $587
Rate	-1.0pp $528	-0.5pp $491	base $453	+0.5pp $414	+1.0pp $375

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-03
   status Pending
2. 2026-03-24
   status Pending 1103-char remark

   Show marketing remark (1103 chars)

   Perched on 2 corner lots, just short of an acre, this open concept home offers plenty of space with Lake Holbrook views and minutes from public beach and boat ramp. A newer metal roof, approximately 1 yr old and an open wood deck at the front adds to the home's curb appeal. The home has 1456 sq ft featuring ( 3 bedrooms (one used currently as office) all with walk in closets. The prime bedroom is separate with cozy carpet and en-suite featuring double lavatories, garden tub and separate shower. The kitchen has plenty of counter and cabinet space with breakfast area. All major appliances convey, electric range, dishwasher, refrigerator, SS double sink. Spacious living room with wood burning fireplace and a good size dining area. There is a separate laundry room with additional storage. This home is neat & tidy and ready for a new owner. Seller is open to selling additional furniture as she will be moving out of state. Call for your appointment today! The property currently has a VA loan which may be assumable at a low interest rate. If you are a veteran, check this out to confirm.

3. 2026-03-24
   historical Active Option Contract

   Show marketing remark (1103 chars)

   Perched on 2 corner lots, just short of an acre, this open concept home offers plenty of space with Lake Holbrook views and minutes from public beach and boat ramp. A newer metal roof, approximately 1 yr old and an open wood deck at the front adds to the home's curb appeal. The home has 1456 sq ft featuring ( 3 bedrooms (one used currently as office) all with walk in closets. The prime bedroom is separate with cozy carpet and en-suite featuring double lavatories, garden tub and separate shower. The kitchen has plenty of counter and cabinet space with breakfast area. All major appliances convey, electric range, dishwasher, refrigerator, SS double sink. Spacious living room with wood burning fireplace and a good size dining area. There is a separate laundry room with additional storage. This home is neat & tidy and ready for a new owner. Seller is open to selling additional furniture as she will be moving out of state. Call for your appointment today! The property currently has a VA loan which may be assumable at a low interest rate. If you are a veteran, check this out to confirm.

4. 2026-03-16
   listed $149,500 Active 1103-char remark

   Show marketing remark (1103 chars)

   Perched on 2 corner lots, just short of an acre, this open concept home offers plenty of space with Lake Holbrook views and minutes from public beach and boat ramp. A newer metal roof, approximately 1 yr old and an open wood deck at the front adds to the home's curb appeal. The home has 1456 sq ft featuring ( 3 bedrooms (one used currently as office) all with walk in closets. The prime bedroom is separate with cozy carpet and en-suite featuring double lavatories, garden tub and separate shower. The kitchen has plenty of counter and cabinet space with breakfast area. All major appliances convey, electric range, dishwasher, refrigerator, SS double sink. Spacious living room with wood burning fireplace and a good size dining area. There is a separate laundry room with additional storage. This home is neat & tidy and ready for a new owner. Seller is open to selling additional furniture as she will be moving out of state. Call for your appointment today! The property currently has a VA loan which may be assumable at a low interest rate. If you are a veteran, check this out to confirm.

5. 2026-03-16
   listed $149,500 Active

   Show marketing remark (1103 chars)

   Perched on 2 corner lots, just short of an acre, this open concept home offers plenty of space with Lake Holbrook views and minutes from public beach and boat ramp. A newer metal roof, approximately 1 yr old and an open wood deck at the front adds to the home's curb appeal. The home has 1456 sq ft featuring ( 3 bedrooms (one used currently as office) all with walk in closets. The prime bedroom is separate with cozy carpet and en-suite featuring double lavatories, garden tub and separate shower. The kitchen has plenty of counter and cabinet space with breakfast area. All major appliances convey, electric range, dishwasher, refrigerator, SS double sink. Spacious living room with wood burning fireplace and a good size dining area. There is a separate laundry room with additional storage. This home is neat & tidy and ready for a new owner. Seller is open to selling additional furniture as she will be moving out of state. Call for your appointment today! The property currently has a VA loan which may be assumable at a low interest rate. If you are a veteran, check this out to confirm.

ⓘ 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: $497 · $41/mo
• Projected year-2 tax: $2,736 · $228/mo
• Expected delta: +$2,239/yr (+$187/mo · 450.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $20,365
• − Mortgage interest: −$8,374
• − Property taxes: −$497
• − Insurance: −$748
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$4,349
• Taxable income: $3,139
• Est. tax owed @ 24.0%: −$753
• After-tax cash flow: $4,683/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

• 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

5 events — show timeline

• 2026-04-03 Pending — NTREIS
• 2026-03-24 Pending — GTAR
• 2026-03-24 Contingent — NTREIS
• 2026-03-16 Listed $149,500 GTAR
• 2026-03-16 Listed $149,500 NTREIS

Property tax history

-2.3%/yr

Latest (2025): $497 · +1.7% YoY. Source: county tax records.