325 West Ln · West Tawakoni, TX 75474

$175,000

2 bd · 2.0 ba · 922 sqft · SingleFamily public records · 30 Days on market

Built 1986 0.33 ac lot Est $118k · 48% over

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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).

• Appreciation +10.0/10.0
• Cash flow +8.9/30.0
• Livability +2.8/5.0
• 1% rule +2.7/10.0
• Schools +2.6/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Newly remodeled 2 bed, 1 bath home on . 33 acre double lot just steps away from Lake Tawakoni! Updates include new tankless water heater, wall heat and Air Conditioning unit, wood-look laminate flooring, carpet, and new interior & exterior paint throughout. Property is a 2 minute walk from community dock and boat ramp that is accessible through voluntary HOA ($45 per year). Listing includes property ID 45738, and 45739. Seller does not have survey. Buyer and Buyer Agent to verify all information.

Key facts

• Expansive lot
• Large walk in closet
• Open concept layout

Tags

• OPEN CONCEPT LAYOUT
• DECORATIVE TILE BACKSPLASH
• CENTER ISLAND
• OVERSIZED PRIMARY BEDROOM
• LARGE WALK IN CLOSET
• EXPANSIVE LOT

Property features AI

Finance

• Other: Property is in Hales Lake Tawakoni Retreat subdivision; Restrictions: Building; Metal shop with electricity may be considered to convey
• Financial info: Listing terms: Cash or Conventional; No second mortgage indicated
• HOA & community: Voluntary association (Hales Retreat HOA); Association provides full use of facilities

Exterior

• Parking: Aggregate driveway; No garage; No covered or carport spaces listed
• Security: No specific security features listed
• Utilities: City sewer; City water; Individual water meter; Electricity connected
• Home design: Single-family residence (attached); Built in 1986; Composition roof
• Construction: Siding and wood construction; Preowned
• Exterior features: Covered porch(es); Covered patio/porch; Chain link and wrought iron fencing; Shed(s) / storage; Lakefront common area on Lake Tawakoni; Grassed vegetation; Utilities easement

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Two bedrooms (both on main level; each about 14 x 11)
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom (approx. 8 x 5)
• Heating & cooling: Central heating; Electric heating; Central air; Wall/window unit(s)
• Interior features: Open floorplan; Kitchen island; 5 total rooms; 1 living area; 1 dining area; One-level home
• Laundry & utility: No specific laundry equipment listed

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (23.4% below list).
• Recommended offer: $134k (23.4% 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: 339 active listings in the ZIP; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $133,980 (23.4% 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: 0.77% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.46%
• DSCR: 0.85
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $118,016
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 E State Highway 276	0.29mi	2/1.0	936 (+2%)	16mo	$119,500	$128	67
412 Vista Mdw	0.40mi	3/2.0 (+1)	1,001 (+9%)	9mo	$184,900	$185	55
208 Charlie Dr	0.20mi	2/1.0	1,055 (+14%)	10mo	$85,000	$81	55
224 Haralson Ln	0.10mi	2/1.0	1,039 (+13%)	19mo	$190,000	$183	54
405 Kenny Dr	0.08mi	2/1.0	1,032 (+12%)	22mo	$120,000	$116	54

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: 21.8%
• Equity multiple: 2.76×
• Total profit: $86,338
• Equity at exit: $157,654

10-year hold

• IRR: 19.6%
• Equity multiple: 6.33×
• Total profit: $261,346
• Equity at exit: $339,987

Cash invested: $49,000 (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: 339
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,340 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$209 /mo · $2,507/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-141

Break-even live

Break-even rent $1,518

Max offer price $150,077

Occupancy floor —

Sensitivity live

Price	-10% $-42	-5% $-92	+0% $-141	+5% $-191	+10% $-240
Rent	-10% $-247	-5% $-194	+0% $-141	+5% $-88	+10% $-35
Rate	-1.0pp $-53	-0.5pp $-97	base $-141	+0.5pp $-186	+1.0pp $-233

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $175,000 Active 30 DOM
2. 2026-06-21
   days on market $175,000 Active 29 DOM
3. 2026-06-18
   days on market $175,000 Active 26 DOM
4. 2026-06-17
   days on market $175,000 Active 25 DOM
5. 2026-06-16
   days on market $175,000 Active 24 DOM
6. 2026-06-15
   days on market $175,000 Active 23 DOM
7. 2026-06-13
   days on market $175,000 Active 21 DOM
8. 2026-06-09
   days on market $175,000 Active 17 DOM
9. 2026-06-08
   days on market $175,000 Active 16 DOM
10. 2026-06-07
    days on market $175,000 Active 15 DOM
11. 2026-06-04
    days on market $175,000 Active 12 DOM
12. 2026-06-03
    days on market $175,000 Active 11 DOM
13. 2026-06-02
    days on market $175,000 Active 10 DOM
14. 2026-06-01
    days on market $175,000 Active 9 DOM
15. 2026-05-31
    days on market $175,000 Active 8 DOM
16. 2026-05-23
    listed $175,000 Active
17. 2018-04-19
    soldstatus Sold 507-char remark

    Show marketing remark (507 chars)

    Newly remodeled 2 bed, 1 bath home on . 33 acre double lot just steps away from Lake Tawakoni! Updates include new tankless water heater, wall heat and Air Conditioning unit, wood-look laminate flooring, carpet, and new interior & exterior paint throughout. Property is a 2 minute walk from community dock and boat ramp that is accessible through voluntary HOA ($45 per year). Listing includes property ID 45738, and 45739. Seller does not have survey. Buyer and Buyer Agent to verify all information.

18. 2018-03-28
    status Pending 507-char remark

    Show marketing remark (507 chars)

    Newly remodeled 2 bed, 1 bath home on . 33 acre double lot just steps away from Lake Tawakoni! Updates include new tankless water heater, wall heat and Air Conditioning unit, wood-look laminate flooring, carpet, and new interior & exterior paint throughout. Property is a 2 minute walk from community dock and boat ramp that is accessible through voluntary HOA ($45 per year). Listing includes property ID 45738, and 45739. Seller does not have survey. Buyer and Buyer Agent to verify all information.

19. 2018-03-20
    historical Active Option Contract 507-char remark

    Show marketing remark (507 chars)

    Newly remodeled 2 bed, 1 bath home on . 33 acre double lot just steps away from Lake Tawakoni! Updates include new tankless water heater, wall heat and Air Conditioning unit, wood-look laminate flooring, carpet, and new interior & exterior paint throughout. Property is a 2 minute walk from community dock and boat ramp that is accessible through voluntary HOA ($45 per year). Listing includes property ID 45738, and 45739. Seller does not have survey. Buyer and Buyer Agent to verify all information.

20. 2018-03-12
    listed $67,000 Active 507-char remark

    Show marketing remark (507 chars)

    Newly remodeled 2 bed, 1 bath home on . 33 acre double lot just steps away from Lake Tawakoni! Updates include new tankless water heater, wall heat and Air Conditioning unit, wood-look laminate flooring, carpet, and new interior & exterior paint throughout. Property is a 2 minute walk from community dock and boat ramp that is accessible through voluntary HOA ($45 per year). Listing includes property ID 45738, and 45739. Seller does not have survey. Buyer and Buyer Agent to verify all information.

21. 2013-03-12
    soldstatus
22. 2004-05-20
    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: $2,507 · $209/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$696/yr (+$58/mo · 27.8%)

ⓘ 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 ≥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: $16,078
• − Mortgage interest: −$9,803
• − Property taxes: −$2,507
• − Insurance: −$875
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$5,091
• Taxable loss: −$4,770
• Est. tax savings @ 24.0%: +$1,145
• After-tax cash flow: $-548/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

+161.2% since first listed

7 events — show timeline

• 2026-05-23 Listed $175,000 NTREIS
• 2018-04-19 Sold (MLS) — NTREIS
• 2018-03-28 Pending — NTREIS
• 2018-03-20 Contingent — NTREIS
• 2018-03-12 Listed $67,000 NTREIS
• 2013-03-12 Sold (Public Records) — Public Records
• 2004-05-20 Sold (Public Records) — Public Records

Property tax history

+9.0%/yr

Latest (2025): $2,507 · +8.7% YoY. Source: county tax records.