1135 CR 2382 · Mineola, TX 75773

$179,900

3 bd · 2.0 ba · 732 sqft · SingleFamily public records · 58 Days on market

Built 2024 1.85 ac lot

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Why this score? — see what drove the F 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 +9.5/30.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• 1% rule +3.2/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Whether you're looking for a weekend retreat, a homestead, or an investment, this 1.85 acres delivers endless possibilities. Move-in ready and thoughtfully planned, this home is a strong option for buyers seeking comfort, efficiency, and a well-balanced indoor-outdoor living experience. This 2024, 3 bedroom, 2 bath home features a split floor plan and an open, inviting layout that feels like new, with most kitchen appliances included for easy move-in. The kitchen flows seamlessly into the dining and living areas--perfect for family gatherings or entertaining. The unique walk in pantry is like a hidden safe room. The master suite with its own bath. Large laundry room. Wood look luxury vinyl

Key facts

• Move-in ready
• Split floor plan
• Open layout

Tags

• 1.85 ACRES
• MOVE-IN READY
• SPLIT FLOOR PLAN
• OPEN LAYOUT
• WALK IN PANTRY
• LARGE LAUNDRY ROOM

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage; Special listing condition: Real Estate Owned
• HOA & community: No association

Exterior

• Parking: Driveway; no garage or covered parking
• Utilities: Electricity connected; Septic
• Home design: Mobile home (residential); One level
• Construction: Built in 2024
• Exterior features: Approximately 1.85-acre lot; Directions: From Athens take TX-19 N through Canton 35 miles and continue on TX-19 N across Interstate 20 towards Mineola about 15 miles. On outskirts of Mineola take CR 2382. Ends at your destination.

Interior

• Kitchen: Built-in cabinets; Pantry / walk-in pantry; Water line to refrigerator; Dishwasher; Electric range; Microwave
• Bedrooms: Primary bedroom on level 1; Two additional bedrooms on level 1 (total 3 bedrooms)
• Bathrooms: 2 full bathrooms; Primary ensuite bath
• Interior features: Open floorplan; Pantry; Walk-in closet(s); Cable TV available
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (17.8% below list).
• Recommended offer: $148k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• Alba-Golden ISD (rural): math 38% / reading 42% proficiency, ranked #415 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alba-Golden El (math 37% / reading 42%, grade F, #1,545 of 4,322 statewide, top 38%, 404 students, 63% FRL) — zoned schools average 63% FRL vs 41% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $5k 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.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,930 (17.8% 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 58 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.82% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -21.2%
• Equity multiple: 0.26×
• Total profit: $-37,071
• Equity at exit: $26,824

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-42,330
• Equity at exit: $15,554

Cash invested: $50,372 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,479 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$275 /mo · $3,305/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-125

Break-even live

Break-even rent $1,638

Max offer price $157,786

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-74	+0% $-125	+5% $-176	+10% $-227
Rent	-10% $-242	-5% $-184	+0% $-125	+5% $-67	+10% $-8
Rate	-1.0pp $-35	-0.5pp $-79	base $-125	+0.5pp $-172	+1.0pp $-219

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $179,900 Active 58 DOM
2. 2026-06-18
   days on market $179,900 Active 56 DOM
3. 2026-06-17
   days on market $179,900 Active 55 DOM
4. 2026-06-16
   days on market $179,900 Active 54 DOM
5. 2026-06-15
   days on market $179,900 Active 53 DOM
6. 2026-06-13
   days on market $179,900 Active 51 DOM
7. 2026-06-12
   days on market $179,900 Active 50 DOM
8. 2026-06-09
   days on market $179,900 Active 47 DOM
9. 2026-06-08
   days on market $179,900 Active 46 DOM
10. 2026-06-08
    days on market $179,900 Active 45 DOM
11. 2026-06-07
    days on market $179,900 Active 44 DOM
12. 2026-06-03
    days on market $179,900 Active 41 DOM
13. 2026-06-02
    days on market $179,900 Active 40 DOM
14. 2026-06-01
    days on market $179,900 Active 39 DOM
15. 2026-05-31
    days on market $179,900 Active 38 DOM
16. 2026-04-23
    listed $179,900 Active 751-char remark
17. 2014-10-31
    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: $3,305 · $275/mo
• Projected year-2 tax: $3,305 · $275/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥111°F today · 23 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: $17,752
• − Mortgage interest: −$10,077
• − Property taxes: −$3,305
• − Insurance: −$900
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$5,233
• Taxable loss: −$4,604
• Est. tax savings @ 24.0%: +$1,105
• After-tax cash flow: $-397/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: Alba-Golden ISD
• NCES district ID: 4807650
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $45,181
• Composite: 34.03/100
• National rank: #5310
• State rank: #415 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

2 events — show timeline

• 2026-04-23 Listed $179,900 NTREIS
• 2014-10-31 Sold (Public Records) — Public Records

Property tax history

+28.1%/yr

Latest (2025): $3,305 · +21.3% YoY. Source: county tax records.