108 Indian Oaks Trl · West Tawakoni, TX 75474

$169,000

4 bd · 1.0 ba · 2,332 sqft · SingleFamily public records · 167 Days on market

Built 2002 6,578 sqft lot $21/mo HOA · 1% of rent ↓ 28% since listing

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Why this score? — see what drove the C 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 +17.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +5.4/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great 4 bed 2 bath home near the lake, relax in the hot tub or work in the little shop. Enjoy the back yard that backs to a large heavily treed lot. This home has it all. HOA offers a boat ramp and a community dock. AC and Roof are 1 year old.

Key facts

• Second living room
• Lake tawakoni home
• Main suite

Tags

• LAKE TAWAKONI HOME
• INDIAN OAKS SUBDIVISION
• SPACIOUS CORNER LOT
• OVERSIZED 4TH BEDROOM
• SECOND LIVING ROOM
• MAIN SUITE

Property features AI

Finance

• Other: Directions: GPS; County: Hunt; Country: United States
• Financial info: Treat as clear loan type; No second mortgage indicated; Property listed as Real Estate Owned
• HOA & community: Mandatory HOA with annual fee of $250 (management fees included)

Exterior

• Parking: Converted garage / no traditional garage; outside parking available; No covered or carport spaces
• Utilities: City water; City sewer; Co-op electric; Not in a municipal utility district
• Home design: Single-family residence; Two levels; Not attached to another property
• Construction: Brick construction; Composition roof; Slab foundation; Built in 2002
• Exterior features: Lot less than 0.5 acre; Subdivision: Indian Oaks Add

Interior

• Kitchen: Eat-in kitchen; No appliances included
• Bedrooms: 4 bedrooms (primary bedroom on main level; two bedrooms on second level; additional bedroom on main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; Eat-in kitchen; High-speed internet available; Vaulted ceilings; Walk-in closet(s); One living area; One dining area; Total room count: 9; One decorative fireplace
• Laundry & utility: Utility room with full-size washer/dryer area and washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $125 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.6% in West Tawakoni — 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 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) — zoned schools average 81% FRL vs 60% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 335 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).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 167 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $68k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.
• 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.23% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 6.8

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: 26.6%
• Equity multiple: 3.12×
• Total profit: $100,238
• Equity at exit: $152,249

10-year hold

• IRR: 23.4%
• Equity multiple: 7.12×
• Total profit: $289,427
• Equity at exit: $328,330

Cash invested: $47,320 (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: 335
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,082 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$542 /mo · $6,505/yr
• Insurance: −$70
• HOA: −$21
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $125

Break-even live

Break-even rent $1,924

Max offer price $169,000

Occupancy floor 89%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Dover Dr Unit 1 or 2 West Tawakoni, TX	3.0	2.5	1854	$1,850	$1.00	1d	1	0.19mi
104 Perch Dr Quinlan, TX	3.0	2.5	2082	$1,795	$0.86	1d	1	0.76mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 32 events

1. 2026-04-29
   status Pending
2. 2026-04-17
   price $169,000
3. 2026-03-31
   price $179,000
4. 2026-03-17
   price $189,000
5. 2026-02-16
   price $199,000
6. 2026-02-10
   status Active
7. 2026-02-02
   historical Active Contingent
8. 2026-01-15
   price $215,000
9. 2025-12-19
   price $227,000
10. 2025-11-13
    listed $237,000 Active
11. 2025-06-16
    historical
12. 2025-06-09
    price $265,000
13. 2025-05-23
    price $275,000
14. 2025-02-21
    price $295,000
15. 2025-01-16
    status Active
16. 2024-12-10
    listed $310,000 Active
17. 2021-05-12
    soldstatus
18. 2021-05-11
    soldstatus Sold 243-char remark

    Show marketing remark (243 chars)

    Great 4 bed 2 bath home near the lake, relax in the hot tub or work in the little shop. Enjoy the back yard that backs to a large heavily treed lot. This home has it all. HOA offers a boat ramp and a community dock. AC and Roof are 1 year old.

19. 2021-04-19
    status Pending 243-char remark

    Show marketing remark (243 chars)

    Great 4 bed 2 bath home near the lake, relax in the hot tub or work in the little shop. Enjoy the back yard that backs to a large heavily treed lot. This home has it all. HOA offers a boat ramp and a community dock. AC and Roof are 1 year old.

20. 2021-04-08
    historical Active Option Contract 243-char remark

    Show marketing remark (243 chars)

    Great 4 bed 2 bath home near the lake, relax in the hot tub or work in the little shop. Enjoy the back yard that backs to a large heavily treed lot. This home has it all. HOA offers a boat ramp and a community dock. AC and Roof are 1 year old.

21. 2021-04-08
    status Active 243-char remark

    Show marketing remark (243 chars)

    Great 4 bed 2 bath home near the lake, relax in the hot tub or work in the little shop. Enjoy the back yard that backs to a large heavily treed lot. This home has it all. HOA offers a boat ramp and a community dock. AC and Roof are 1 year old.

22. 2021-04-02
    historical Active Option Contract 243-char remark

    Show marketing remark (243 chars)

    Great 4 bed 2 bath home near the lake, relax in the hot tub or work in the little shop. Enjoy the back yard that backs to a large heavily treed lot. This home has it all. HOA offers a boat ramp and a community dock. AC and Roof are 1 year old.

23. 2021-03-17
    price $256,000 243-char remark

    Show marketing remark (243 chars)

    Great 4 bed 2 bath home near the lake, relax in the hot tub or work in the little shop. Enjoy the back yard that backs to a large heavily treed lot. This home has it all. HOA offers a boat ramp and a community dock. AC and Roof are 1 year old.

24. 2021-02-16
    listed $258,000 Active 243-char remark

    Show marketing remark (243 chars)

    Great 4 bed 2 bath home near the lake, relax in the hot tub or work in the little shop. Enjoy the back yard that backs to a large heavily treed lot. This home has it all. HOA offers a boat ramp and a community dock. AC and Roof are 1 year old.

25. 2020-10-27
    soldstatus
26. 2020-10-23
    soldstatus Sold
27. 2020-09-09
    status Pending
28. 2020-09-04
    historical Active Option Contract
29. 2020-08-27
    price $227,500
30. 2020-08-12
    price $229,900
31. 2020-08-01
    listed $235,000 Active
32. 2002-06-06
    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: $6,505 · $542/mo
• Projected year-2 tax: $6,505 · $542/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 3/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,980
• − Mortgage interest: −$9,467
• − Property taxes: −$6,505
• − Insurance: −$845
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − HOA: −$252
• − Depreciation: −$4,916
• Taxable loss: −$1,001
• Est. tax savings @ 24.0%: +$240
• After-tax cash flow: $1,738/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

-28.1% since first listed

32 events — show timeline

• 2026-04-29 Pending — NTREIS
• 2026-04-17 Price Changed $169,000 NTREIS
• 2026-03-31 Price Changed $179,000 NTREIS
• 2026-03-17 Price Changed $189,000 NTREIS
• 2026-02-16 Price Changed $199,000 NTREIS
• 2026-02-10 Relisted — NTREIS
• 2026-02-02 Contingent — NTREIS
• 2026-01-15 Price Changed $215,000 NTREIS
• 2025-12-19 Price Changed $227,000 NTREIS
• 2025-11-13 Listed $237,000 NTREIS
• 2025-06-16 Listing Removed — NTREIS
• 2025-06-09 Price Changed $265,000 NTREIS
• 2025-05-23 Price Changed $275,000 NTREIS
• 2025-02-21 Price Changed $295,000 NTREIS
• 2025-01-16 Relisted — NTREIS
• 2024-12-10 Listed $310,000 NTREIS
• 2021-05-12 Sold (Public Records) — Public Records
• 2021-05-11 Sold (MLS) — NTREIS
• 2021-04-19 Pending — NTREIS
• 2021-04-08 Contingent — NTREIS
• 2021-04-08 Relisted — NTREIS
• 2021-04-02 Contingent — NTREIS
• 2021-03-17 Price Changed $256,000 NTREIS
• 2021-02-16 Listed $258,000 NTREIS
• 2020-10-27 Sold (Public Records) — Public Records
• 2020-10-23 Sold (MLS) — NTREIS
• 2020-09-09 Pending — NTREIS
• 2020-09-04 Contingent — NTREIS
• 2020-08-27 Price Changed $227,500 NTREIS
• 2020-08-12 Price Changed $229,900 NTREIS
• 2020-08-01 Listed $235,000 NTREIS
• 2002-06-06 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $6,505 · +10.0% YoY. Source: county tax records.