400 Kenny Dr · West Tawakoni, TX 75474

$239,000

3 bd · 2.0 ba · 1,452 sqft · Other · 11 Days on market

Built 2024 9,583 sqft lot ↓ 10% since listing

---

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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks

Beautifully crafted home built just one year ago, showcasing quality construction and thoughtful upgrades throughout. The seller enhanced the home with luxury hardware, designer chandeliers, upgraded ceiling fans, and stylish bathroom fixtures. The kitchen features stainless steel appliances, granite countertops, and a convenient pot filler. High ceilings create a bright and spacious atmosphere, while the living room is highlighted by a modern electric fireplace. Outside, enjoy a fenced yard offering space for outdoor activities and relaxation. Conveniently located just minutes from a public boat ramp, providing easy access to outdoor recreation and waterfront activities.

Key facts

• Quality construction
• Thoughtful upgrades
• Designer chandeliers

Tags

• QUALITY CONSTRUCTION
• THOUGHTFUL UPGRADES
• LUXURY HARDWARE
• DESIGNER CHANDELIERS
• UPGRADED CEILING FANS
• STYLISH BATHROOM FIXTURES

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, USDA Loan, and VA Assumable financing; Possession at closing/funding
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking space; Attached garage with 1 garage space; Driveway; garage faces front
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property; Built in 2024
• Construction: Year built 2024
• Exterior features: Lot under 0.5 acre (approximately 0.22 acre); Subdivision: Hales Lake Tawakoni Sec 3; Directions: use GPS

Interior

• Kitchen: Granite/Granite-type countertops; Kitchen island; Built-in cabinets; Pantry; Pot filler; Water line to refrigerator; Electric range; Dishwasher
• Bedrooms: 3 bedrooms; Primary bedroom on main level with ensuite bath and walk-in closet; Other bedrooms on main level with built-in cabinets
• Bathrooms: 2 full bathrooms; Primary bathroom on main level with Corian counters, dual sinks, and ensuite access; Additional bathroom with Corian counters
• Interior features: Chandelier and decorative lighting; Granite counters; Kitchen island; Vaulted ceilings; One living area; One dining area; Total of 8 rooms
• Laundry & utility: Water line to refrigerator (kitchen utility)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $239k.

Deal economics

• At list price, monthly cash flow is $-243 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (25.4% below list).
• Recommended offer: $178k (25.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#1,337 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Quinlan ISD (rural): math 27% / reading 34% proficiency, ranked #610 of 826 in TX (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: D C Cannon El (765 students, 81% FRL); C B Thompson Middle (math 33% / reading 36%, grade F, #858 of 1,662 statewide, top 54%, 628 students, 77% FRL); Wh Ford H S (math 17% / reading 44%, grade F, #1,085 of 1,632 statewide, top 67%, 786 students, 68% FRL) — zoned schools average 75% FRL vs 60% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 336 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).
• This rent runs 33% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,322 (25.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.75% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.36%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.71×
• Total profit: $114,720
• Equity at exit: $215,310

10-year hold

• IRR: 19.2%
• Equity multiple: 6.23×
• Total profit: $350,053
• Equity at exit: $464,324

Cash invested: $66,920 (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 75474

• Home prices YoY: 7.5%
• Active inventory: 336
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,783 high
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,585/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-243

Break-even live

Break-even rent $2,091

Max offer price $203,847

Occupancy floor —

Sensitivity live

Price	-10% $-78	-5% $-160	+0% $-243	+5% $-326	+10% $-408
Rent	-10% $-384	-5% $-313	+0% $-243	+5% $-172	+10% $-102
Rate	-1.0pp $-123	-0.5pp $-182	base $-243	+0.5pp $-305	+1.0pp $-368

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Perch Dr Quinlan, TX	3.0	2.0	1565	$1,795	$1.15	0d	1	0.40mi
820 Hillside Dr Quinlan, TX	3.0	2.0	1410	$1,800	$1.28	4d	1	0.61mi
200 Dover Dr Unit 1 or 2 West Tawakoni, TX	3.0	2.5	1854	$1,850	$1.00	0d	1	0.63mi
550 Quail Run Cir Quinlan, TX	3.0	2.0	1200	$1,300	$1.08	17d	1	0.84mi
209 Lewald Ln Quinlan, TX	3.0	2.0	1408	$1,600	$1.14	0d	1	0.86mi

Listing history 7 events

1. 2026-06-21
   days on market $239,000 Active 11 DOM
2. 2026-06-18
   days on market $239,000 Active 8 DOM
3. 2026-06-17
   days on market $239,000 Active 7 DOM
4. 2026-06-16
   days on market $239,000 Active 6 DOM
5. 2026-06-15
   days on market $239,000 Active 5 DOM
6. 2026-06-13
   remarks 680-char remark
7. 2026-06-13
   listed $239,000 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,399
• − Mortgage interest: −$13,388
• − Property taxes: −$3,585
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$6,953
• Taxable loss: −$7,146
• Est. tax savings @ 24.0%: +$1,715
• After-tax cash flow: $-1,200/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: Quinlan ISD
• NCES district ID: 4836240
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $45,461
• Composite: 26.16/100
• National rank: #7271
• State rank: #610 of 826 in TX

Livability — West Tawakoni

• Score: 56/100
• State rank: #1337
• US rank: #23022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Tawakoni, TX
• County: Hunt County · 71,969 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 17,671
• Household income: $64,103
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 181.0

Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 8% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 2% Romanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Asian/Pacific 1%

Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.95%
• Current HPI: 484.21
• 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

-9.8% since first listed

7 events — show timeline

• 2026-06-10 Listed $239,000 NTREIS
• 2025-08-31 Listing Removed — NTREIS
• 2025-07-19 Price Changed $245,000 NTREIS
• 2025-05-28 Listed $255,000 NTREIS
• 2025-03-31 Listing Removed — NTREIS
• 2025-03-07 Price Changed $259,990 NTREIS
• 2024-11-02 Listed $265,000 NTREIS

Property tax history

+1.0%/yr

Latest (2017): $50 · -0.0% YoY. Source: county tax records.