118 Vaughn Ln · Quinlan, TX 75474

$265,000

3 bd · 2.0 ba · 1,612 sqft · SingleFamily public records · 106 Days on market

Built 2014 8,407 sqft lot $164/sqft · 6% below area Est $283k · 6% under

---

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).

• ARV discount +10.3/15.0
• Appreciation +10.0/10.0
• Cash flow +6.4/30.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +0.7/10.0

Listing remarks MLS

Priced to sell! Move-in ready 3 bedroom, 2 bathroom home with an open concept floor plan and great outdoor space! This home features fresh interior paint and brand new flooring throughout the living room and bedrooms, giving the home a clean, modern feel. The open living, dining, and kitchen layout creates a bright and spacious environment that’s perfect for everyday living and entertaining. Step outside to a huge concrete patio, ideal for grilling, entertaining, or relaxing evenings outdoors. The large backyard provides plenty of room for kids, pets, gardening, or future outdoor projects. With its recent updates, open layout, and oversized outdoor space, this home is a must-see. Schedule your private showing today!

Key facts

• Large backyard
• Brand new flooring
• Huge concrete patio

Tags

• OPEN CONCEPT FLOOR PLAN
• GREAT OUTDOOR SPACE
• FRESH INTERIOR PAINT
• BRAND NEW FLOORING
• HUGE CONCRETE PATIO
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-459 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (30.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (26.9% below list).
• Recommended offer: $184k (30.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#746 in TX) — a middle-class / working-renter tenant base. 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; 2 comparable units currently listed for rent nearby; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).
• This rent runs 36% 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 $28k of equity ($2k loan paydown + $26k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,896 (30.6% 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 106 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 4.21%
• Cash-on-cash: -7.42%
• DSCR: 0.67
• GRM: 11.4

CMA / ARV

• ARV (median comp): $282,789
• List price: $265,000
• Delta: -6.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Vaughn Ln	0.04mi	3/2.0	1,494 (-7%)	3mo	$319,000	$214	84
128 Vaughn Ln	0.06mi	4/2.0 (+1)	1,685 (+4%)	15mo	$334,000	$198	72
301 N Elm	0.41mi	3/2.5	1,780 (+10%)	1mo	$325,000	$183	60
312 N 5th St	0.24mi	3/2.0	1,409 (-13%)	13mo	$269,900	$192	57
340 Northside	0.20mi	3/2.0	1,430 (-11%)	21mo	$280,000	$196	54
305 E 1st St	0.35mi	3/2.0	1,400 (-13%)	13mo	$279,900	$200	51
9871 Spur 264	0.34mi	4/2.0 (+1)	1,792 (+11%)	23mo	$387,900	$216	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 19.1%
• Equity multiple: 2.55×
• Total profit: $115,212
• Equity at exit: $238,733

10-year hold

• IRR: 17.6%
• Equity multiple: 5.89×
• Total profit: $362,525
• Equity at exit: $514,837

Cash invested: $74,200 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,937 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$489 /mo · $5,874/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-459

Break-even live

Break-even rent $2,518

Max offer price $183,896

Occupancy floor —

Sensitivity live

Price	-10% $-309	-5% $-384	+0% $-459	+5% $-534	+10% $-609
Rent	-10% $-612	-5% $-536	+0% $-459	+5% $-383	+10% $-306
Rate	-1.0pp $-326	-0.5pp $-392	base $-459	+0.5pp $-528	+1.0pp $-598

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Church St Unit 2 Quinlan, TX	3.0	2.0	2015	$1,975	$0.98	0d	1	0.41mi
912 W Main St Quinlan, TX	4.0	2.0	1778	$1,795	$1.01	0d	1	0.97mi

Listing history 24 events

1. 2026-06-21
   days on market $265,000 Active 106 DOM
2. 2026-06-18
   days on market $265,000 Active 103 DOM
3. 2026-06-17
   days on market $265,000 Active 102 DOM
4. 2026-06-16
   days on market $265,000 Active 101 DOM
5. 2026-06-15
   days on market $265,000 Active 100 DOM
6. 2026-06-13
   days on market $265,000 Active 98 DOM
7. 2026-06-09
   days on market $265,000 Active 94 DOM
8. 2026-06-08
   days on market $265,000 Active 93 DOM
9. 2026-06-07
   days on market $265,000 Active 92 DOM
10. 2026-06-04
    days on market $265,000 Active 89 DOM
11. 2026-06-03
    days on market $265,000 Active 88 DOM
12. 2026-06-02
    days on market $265,000 Active 87 DOM
13. 2026-06-01
    days on market $265,000 Active 86 DOM
14. 2026-05-31
    days on market $265,000 Active 85 DOM
15. 2026-04-20
    price $265,000 741-char remark

    Show marketing remark (741 chars)

    Priced to sell! Move-in ready 3 bedroom, 2 bathroom home with an open concept floor plan and great outdoor space! This home features fresh interior paint and brand new flooring throughout the living room and bedrooms, giving the home a clean, modern feel. The open living, dining, and kitchen layout creates a bright and spacious environment that’s perfect for everyday living and entertaining. Step outside to a huge concrete patio, ideal for grilling, entertaining, or relaxing evenings outdoors. The large backyard provides plenty of room for kids, pets, gardening, or future outdoor projects. With its recent updates, open layout, and oversized outdoor space, this home is a must-see. Schedule your private showing today!

16. 2026-03-25
    price $275,000 741-char remark

    Show marketing remark (741 chars)

    Priced to sell! Move-in ready 3 bedroom, 2 bathroom home with an open concept floor plan and great outdoor space! This home features fresh interior paint and brand new flooring throughout the living room and bedrooms, giving the home a clean, modern feel. The open living, dining, and kitchen layout creates a bright and spacious environment that’s perfect for everyday living and entertaining. Step outside to a huge concrete patio, ideal for grilling, entertaining, or relaxing evenings outdoors. The large backyard provides plenty of room for kids, pets, gardening, or future outdoor projects. With its recent updates, open layout, and oversized outdoor space, this home is a must-see. Schedule your private showing today!

17. 2026-03-07
    listed $285,000 Active 741-char remark

    Show marketing remark (741 chars)

    Priced to sell! Move-in ready 3 bedroom, 2 bathroom home with an open concept floor plan and great outdoor space! This home features fresh interior paint and brand new flooring throughout the living room and bedrooms, giving the home a clean, modern feel. The open living, dining, and kitchen layout creates a bright and spacious environment that’s perfect for everyday living and entertaining. Step outside to a huge concrete patio, ideal for grilling, entertaining, or relaxing evenings outdoors. The large backyard provides plenty of room for kids, pets, gardening, or future outdoor projects. With its recent updates, open layout, and oversized outdoor space, this home is a must-see. Schedule your private showing today!

18. 2021-08-25
    soldstatus
19. 2021-03-05
    soldstatus
20. 2021-03-01
    soldstatus Sold 357-char remark

    Show marketing remark (357 chars)

    One owner, 3 bedroom 2 bath home. Featuring an open floor plan, large living room with fireplace, split bedrooms, engineered hardwood floors, Huge walk in shower, and granite counter tops. Located on a large lot in a tight-knit neighborhood near downtown Quinlan and only 7.5 miles from the public boat ramp at Lake Tawakoni. Priced well below market value.

21. 2020-12-26
    status Pending 357-char remark

    Show marketing remark (357 chars)

    One owner, 3 bedroom 2 bath home. Featuring an open floor plan, large living room with fireplace, split bedrooms, engineered hardwood floors, Huge walk in shower, and granite counter tops. Located on a large lot in a tight-knit neighborhood near downtown Quinlan and only 7.5 miles from the public boat ramp at Lake Tawakoni. Priced well below market value.

22. 2020-12-17
    historical Active Option Contract 357-char remark

    Show marketing remark (357 chars)

    One owner, 3 bedroom 2 bath home. Featuring an open floor plan, large living room with fireplace, split bedrooms, engineered hardwood floors, Huge walk in shower, and granite counter tops. Located on a large lot in a tight-knit neighborhood near downtown Quinlan and only 7.5 miles from the public boat ramp at Lake Tawakoni. Priced well below market value.

23. 2020-12-07
    price $185,000 357-char remark

    Show marketing remark (357 chars)

    One owner, 3 bedroom 2 bath home. Featuring an open floor plan, large living room with fireplace, split bedrooms, engineered hardwood floors, Huge walk in shower, and granite counter tops. Located on a large lot in a tight-knit neighborhood near downtown Quinlan and only 7.5 miles from the public boat ramp at Lake Tawakoni. Priced well below market value.

24. 2020-11-24
    listed $189,000 Active 357-char remark

    Show marketing remark (357 chars)

    One owner, 3 bedroom 2 bath home. Featuring an open floor plan, large living room with fireplace, split bedrooms, engineered hardwood floors, Huge walk in shower, and granite counter tops. Located on a large lot in a tight-knit neighborhood near downtown Quinlan and only 7.5 miles from the public boat ramp at Lake Tawakoni. Priced well below market value.

ⓘ 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: $5,874 · $489/mo
• Projected year-2 tax: $5,874 · $489/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 5/10 Major
• 🌡 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: $23,248
• − Mortgage interest: −$14,844
• − Property taxes: −$5,874
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$7,709
• Taxable loss: −$10,224
• Est. tax savings @ 24.0%: +$2,454
• After-tax cash flow: $-3,056/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 — Quinlan

• Score: 64/100
• State rank: #746
• US rank: #13776

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quinlan, 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

+40.2% since first listed

10 events — show timeline

• 2026-04-20 Price Changed $265,000 NTREIS
• 2026-03-25 Price Changed $275,000 NTREIS
• 2026-03-07 Listed $285,000 NTREIS
• 2021-08-25 Sold (Public Records) — Public Records
• 2021-03-05 Sold (Public Records) — Public Records
• 2021-03-01 Sold (MLS) — NTREIS
• 2020-12-26 Pending — NTREIS
• 2020-12-17 Contingent — NTREIS
• 2020-12-07 Price Changed $185,000 NTREIS
• 2020-11-24 Listed $189,000 NTREIS

Property tax history

+23.9%/yr

Latest (2025): $5,874 · +3.0% YoY. Source: county tax records.