285 County Road 2262 · Mineola, TX 75773

$197,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 212 Days on market

Built 2022 0.68 ac lot $147/sqft · 19% below area Est $243k · 19% under ↓ 9% since listing

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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 +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to a charming East Texas retreat offering easy living in a peaceful setting. This 3-bedroom, 2-bath home provides a comfortable layout with 1,344 sq. ft. of well-designed space perfect for everyday life. From the moment you walk in, you’ll appreciate the inviting flow of the living, dining, and kitchen areas—ideal for relaxing evenings or hosting family gatherings. The kitchen offers plenty of countertop space, abundant cabinetry, and a bright atmosphere that makes cooking effortless. The split-bedroom arrangement ensures privacy, with the primary suite tucked away and featuring its own private bath and generous closet. Two additional bedrooms and a second full bathroom provide room for guests or versatile use, such as a hobby room or office. Natural light fills the home through large windows, offering calming views of the surrounding countryside. Just off the kitchen, you’ll find a convenient laundry area with access to the backyard, making daily routines a breeze. Outdoors, the property provides ample room to create your ideal space—whether you envision a garden, play area, or simply a quiet spot to enjoy the fresh air. With its peaceful atmosphere and wide-open surroundings, this home captures the essence of country living. All of this is located only minutes from downtown Mineola, giving you quick access to shopping, dining, schools, and nearby recreational lakes. Whether you're starting out, settling down, or seeking a slower pace, this home offers a wonderful blend of comfort and convenience. Come see what makes this property such a great East Texas find!

Key facts

• Generous closet
• Private bath
• Natural light

Tags

• PLENTY OF COUNTERTOP SPACE
• ABUNDANT CABINETRY
• SPLIT-BEDROOM ARRANGEMENT
• PRIVATE BATH
• GENEROUS CLOSET
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $197k.

Deal economics

• At list price, monthly cash flow is $44 ($529/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (14.6% below list).
• Recommended offer: $168k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.7% 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: 262 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 $6k 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 212 days — a 12% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $11k (5%) 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; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,190 (14.6% below list)

Questions for the listing agent

1. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.85% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (median comp): $242,976
• List price: $197,000
• Delta: -18.92%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-29,139
• Equity at exit: $29,373

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-21,850
• Equity at exit: $17,033

Cash invested: $55,160 (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: 262
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,682 medium
• Mortgage (P&I): −$1,033
• Tax from tax record: −$169 /mo · $2,034/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $44

Break-even live

Break-even rent $1,626

Max offer price $197,000

Occupancy floor 92%

Sensitivity live

Price	-10% $156	-5% $100	+0% $44	+5% $-12	+10% $-67
Rent	-10% $-89	-5% $-22	+0% $44	+5% $110	+10% $177
Rate	-1.0pp $143	-0.5pp $94	base $44	+0.5pp $-7	+1.0pp $-59

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $197,000 Active 212 DOM
2. 2026-06-21
   days on market $197,000 Active 211 DOM
3. 2026-06-18
   days on market $197,000 Active 209 DOM
4. 2026-06-17
   days on market $197,000 Active 208 DOM
5. 2026-06-16
   days on market $197,000 Active 207 DOM
6. 2026-06-16
   price $197,000 Active 206 DOM
7. 2026-06-15
   days on market $199,900 Active 206 DOM
8. 2026-06-13
   days on market $199,900 Active 204 DOM
9. 2026-06-12
   days on market $199,900 Active 203 DOM
10. 2026-06-09
    days on market $199,900 Active 200 DOM
11. 2026-06-08
    days on market $199,900 Active 199 DOM
12. 2026-06-08
    days on market $199,900 Active 198 DOM
13. 2026-06-07
    days on market $199,900 Active 197 DOM
14. 2026-06-03
    days on market $199,900 Active 194 DOM
15. 2026-06-02
    days on market $199,900 Active 193 DOM
16. 2026-06-01
    days on market $199,900 Active 192 DOM
17. 2026-05-31
    days on market $199,900 Active 191 DOM
18. 2026-02-06
    price $199,900 1634-char remark

    Show marketing remark (1619 chars)

    Welcome to a charming East Texas retreat offering easy living in a peaceful setting. This 3-bedroom, 2-bath home provides a comfortable layout with 1,344 sq. ft. of well-designed space perfect for everyday life. From the moment you walk in, you’ll appreciate the inviting flow of the living, dining, and kitchen areas—ideal for relaxing evenings or hosting family gatherings. The kitchen offers plenty of countertop space, abundant cabinetry, and a bright atmosphere that makes cooking effortless. The split-bedroom arrangement ensures privacy, with the primary suite tucked away and featuring its own private bath and generous closet. Two additional bedrooms and a second full bathroom provide room for guests or versatile use, such as a hobby room or office. Natural light fills the home through large windows, offering calming views of the surrounding countryside. Just off the kitchen, you’ll find a convenient laundry area with access to the backyard, making daily routines a breeze. Outdoors, the property provides ample room to create your ideal space—whether you envision a garden, play area, or simply a quiet spot to enjoy the fresh air. With its peaceful atmosphere and wide-open surroundings, this home captures the essence of country living. All of this is located only minutes from downtown Mineola, giving you quick access to shopping, dining, schools, and nearby recreational lakes. Whether you're starting out, settling down, or seeking a slower pace, this home offers a wonderful blend of comfort and convenience. Come see what makes this property such a great East Texas find!

19. 2026-02-06
    price $199,900 1619-char remark

    Show marketing remark (1619 chars)

    Welcome to a charming East Texas retreat offering easy living in a peaceful setting. This 3-bedroom, 2-bath home provides a comfortable layout with 1,344 sq. ft. of well-designed space perfect for everyday life. From the moment you walk in, you’ll appreciate the inviting flow of the living, dining, and kitchen areas—ideal for relaxing evenings or hosting family gatherings. The kitchen offers plenty of countertop space, abundant cabinetry, and a bright atmosphere that makes cooking effortless. The split-bedroom arrangement ensures privacy, with the primary suite tucked away and featuring its own private bath and generous closet. Two additional bedrooms and a second full bathroom provide room for guests or versatile use, such as a hobby room or office. Natural light fills the home through large windows, offering calming views of the surrounding countryside. Just off the kitchen, you’ll find a convenient laundry area with access to the backyard, making daily routines a breeze. Outdoors, the property provides ample room to create your ideal space—whether you envision a garden, play area, or simply a quiet spot to enjoy the fresh air. With its peaceful atmosphere and wide-open surroundings, this home captures the essence of country living. All of this is located only minutes from downtown Mineola, giving you quick access to shopping, dining, schools, and nearby recreational lakes. Whether you're starting out, settling down, or seeking a slower pace, this home offers a wonderful blend of comfort and convenience. Come see what makes this property such a great East Texas find!

20. 2025-11-22
    listed $208,000 Active 1619-char remark

    Show marketing remark (1619 chars)

    Welcome to a charming East Texas retreat offering easy living in a peaceful setting. This 3-bedroom, 2-bath home provides a comfortable layout with 1,344 sq. ft. of well-designed space perfect for everyday life. From the moment you walk in, you’ll appreciate the inviting flow of the living, dining, and kitchen areas—ideal for relaxing evenings or hosting family gatherings. The kitchen offers plenty of countertop space, abundant cabinetry, and a bright atmosphere that makes cooking effortless. The split-bedroom arrangement ensures privacy, with the primary suite tucked away and featuring its own private bath and generous closet. Two additional bedrooms and a second full bathroom provide room for guests or versatile use, such as a hobby room or office. Natural light fills the home through large windows, offering calming views of the surrounding countryside. Just off the kitchen, you’ll find a convenient laundry area with access to the backyard, making daily routines a breeze. Outdoors, the property provides ample room to create your ideal space—whether you envision a garden, play area, or simply a quiet spot to enjoy the fresh air. With its peaceful atmosphere and wide-open surroundings, this home captures the essence of country living. All of this is located only minutes from downtown Mineola, giving you quick access to shopping, dining, schools, and nearby recreational lakes. Whether you're starting out, settling down, or seeking a slower pace, this home offers a wonderful blend of comfort and convenience. Come see what makes this property such a great East Texas find!

21. 2025-11-22
    listed $208,000 Active

    Show marketing remark (1619 chars)

    Welcome to a charming East Texas retreat offering easy living in a peaceful setting. This 3-bedroom, 2-bath home provides a comfortable layout with 1,344 sq. ft. of well-designed space perfect for everyday life. From the moment you walk in, you’ll appreciate the inviting flow of the living, dining, and kitchen areas—ideal for relaxing evenings or hosting family gatherings. The kitchen offers plenty of countertop space, abundant cabinetry, and a bright atmosphere that makes cooking effortless. The split-bedroom arrangement ensures privacy, with the primary suite tucked away and featuring its own private bath and generous closet. Two additional bedrooms and a second full bathroom provide room for guests or versatile use, such as a hobby room or office. Natural light fills the home through large windows, offering calming views of the surrounding countryside. Just off the kitchen, you’ll find a convenient laundry area with access to the backyard, making daily routines a breeze. Outdoors, the property provides ample room to create your ideal space—whether you envision a garden, play area, or simply a quiet spot to enjoy the fresh air. With its peaceful atmosphere and wide-open surroundings, this home captures the essence of country living. All of this is located only minutes from downtown Mineola, giving you quick access to shopping, dining, schools, and nearby recreational lakes. Whether you're starting out, settling down, or seeking a slower pace, this home offers a wonderful blend of comfort and convenience. Come see what makes this property such a great East Texas find!

22. 2025-11-21
    listed $208,000 Active 1634-char remark

    Show marketing remark (1634 chars)

    Welcome to a charming East Texas retreat offering easy living in a peaceful setting. This 3-bedroom, 2-bath home provides a comfortable layout with 1,344 sq. ft. of well-designed space perfect for everyday life. From the moment you walk in, you’ll appreciate the inviting flow of the living, dining, and kitchen areas—ideal for relaxing evenings or hosting family gatherings. The kitchen offers plenty of countertop space, abundant cabinetry, and a bright atmosphere that makes cooking effortless. The split-bedroom arrangement ensures privacy, with the primary suite tucked away and featuring its own private bath and generous closet. Two additional bedrooms and a second full bathroom provide room for guests or versatile use, such as a hobby room or office. Natural light fills the home through large windows, offering calming views of the surrounding countryside. Just off the kitchen, you’ll find a convenient laundry area with access to the backyard, making daily routines a breeze. Outdoors, the property provides ample room to create your ideal space—whether you envision a garden, play area, or simply a quiet spot to enjoy the fresh air. With its peaceful atmosphere and wide-open surroundings, this home captures the essence of country living. All of this is located only minutes from downtown Mineola, giving you quick access to shopping, dining, schools, and nearby recreational lakes. Whether you're starting out, settling down, or seeking a slower pace, this home offers a wonderful blend of comfort and convenience. Come see what makes this property such a great East Texas find!

23. 2025-07-03
    price $200,000
24. 2023-11-15
    soldstatus
25. 2023-11-13
    soldstatus Closed
26. 2023-11-13
    soldstatus Closed
27. 2023-10-24
    status Pending
28. 2023-10-16
    historical
29. 2023-09-15
    price $208,900
30. 2023-09-01
    status Active
31. 2023-08-11
    historical
32. 2023-07-27
    listed $218,900 Active
33. 2023-07-27
    listed $218,900 Active
34. 2023-07-27
    listed $218,900 Active

ⓘ 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: $2,034 · $169/mo
• Projected year-2 tax: $3,605 · $300/mo
• Expected delta: +$1,571/yr (+$131/mo · 77.3%)

ⓘ 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 ≥112°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: $20,183
• − Mortgage interest: −$11,035
• − Property taxes: −$2,034
• − Insurance: −$985
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$5,731
• Taxable loss: −$2,831
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $1,208/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

-8.7% since first listed

17 events — show timeline

• 2026-02-06 Price Changed $199,900 NTREIS
• 2026-02-06 Price Changed $199,900 GTAR
• 2025-11-22 Listed $208,000 LAAR
• 2025-11-22 Listed $208,000 GTAR
• 2025-11-21 Listed $208,000 NTREIS
• 2025-07-03 Price Changed $200,000 GTAR
• 2023-11-15 Sold (Public Records) — Public Records
• 2023-11-13 Sold (MLS) — GTAR
• 2023-11-13 Sold (MLS) — LAAR
• 2023-10-24 Pending — LAAR
• 2023-10-16 Delisted — GTAR
• 2023-09-15 Price Changed $208,900 GTAR
• 2023-09-01 Relisted — LAAR
• 2023-08-11 Delisted — LAAR
• 2023-07-27 Listed $218,900 GTAR
• 2023-07-27 Listed $218,900 LAAR
• 2023-07-27 Listed $218,900 NTREIS

Property tax history

+28.3%/yr

Latest (2025): $2,034 · +5.0% YoY. Source: county tax records.