224 Holly Dr · West Tawakoni, TX 75474

$199,900

3 bd · 2.0 ba · 1,452 sqft · SingleFamily public records · 710 Days on market

Built 1979 9,583 sqft lot $138/sqft · 8% below area Est $218k · 8% under

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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 +11.3/30.0
• ARV discount +11.2/15.0
• Appreciation +10.0/10.0
• 1% rule +3.9/10.0
• DSCR +3.3/10.0
• 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

** Priced to Sell... Open to Offers ** This 3 bedroom 2 bath home offers lake life in a renovated and updated home with open floor plan. Your family and guests will enjoy the bright and airy feeling with a massive living area complete with woodburning fireplace, center island kitchen with granite countertops and loads of counter and cabinets. The primary bath has a step-in shower for easy access and you will enjoy the open patio at the rear and the covered porch on the front. The 2 car garage is deep and has a new look with painted floor. Just a block from the shores of Lake Tawakoni, with lake access from the addition. This sale is being ordered by the Court and the Receiver information is listed in the Private Remarks. Motivated and aggressive are the key words when describing this offering. The receiver and seller is Randy Tarpley, a licensed Real Estate Broker in Texas.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1979

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-73 ($-878/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (10.6% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 4.6% in West Tawakoni — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools F, amenities F, commute 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.
• Market conditions: 335 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).
• This rent runs 33% 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 $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 710 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $50k (20%) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,912 (12.0% 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 710 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.89% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.57%
• DSCR: 0.93
• GRM: 9.3

CMA / ARV

• ARV (median comp): $217,703
• List price: $199,900
• Delta: -8.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Shugar Cir	0.05mi	3/2.0	1,426 (-2%)	9mo	$205,000	$144	87
224 Kirk Ln	0.10mi	3/1.0	1,450 (-0%)	20mo	$194,000	$134	74
408 Bella Vista Dr	0.20mi	2/2.0 (-1)	1,394 (-4%)	15mo	$395,000	$283	67
404 Haralson Ln	0.12mi	4/2.0 (+1)	1,662 (+14%)	4mo	$185,000	$111	62
912 Oak Hill Dr	0.61mi	3/2.0	1,404 (-3%)	7mo	$225,000	$160	60
720 Shoreline Dr	0.45mi	3/2.0	1,504 (+4%)	18mo	$275,000	$183	59
913 Hillburn Dr	0.62mi	3/3.0	1,350 (-7%)	2mo	$245,000	$181	54
1029 Crestline Dr	0.72mi	3/2.0	1,345 (-7%)	3mo	$230,000	$171	52
200 Kings Bridge Rd	0.49mi	3/2.0	1,570 (+8%)	16mo	$299,000	$190	50
520 Broken Arrow Pass	0.68mi	2/2.0 (-1)	1,330 (-8%)	8mo	$279,900	$210	42
1012 Shoreline Dr	0.69mi	3/2.0	1,577 (+9%)	18mo	$340,000	$216	39
1005 Woodland Dr	0.68mi	3/2.0	1,258 (-13%)	15mo	$199,999	$159	34

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: 23.2%
• Equity multiple: 2.86×
• Total profit: $104,301
• Equity at exit: $180,086

10-year hold

• IRR: 20.7%
• Equity multiple: 6.56×
• Total profit: $310,995
• Equity at exit: $388,362

Cash invested: $55,972 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,788 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$354 /mo · $4,247/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-73

Break-even live

Break-even rent $1,880

Max offer price $186,972

Occupancy floor 99%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Perch Dr Quinlan, TX	3.0	2.0	1565	$1,795	$1.15	1d	1	0.42mi
820 Hillside Dr Quinlan, TX	3.0	2.0	1410	$1,800	$1.28	2d	1	0.55mi
200 Dover Dr Unit 1 or 2 West Tawakoni, TX	3.0	2.5	1854	$1,850	$1.00	1d	1	0.58mi
550 Quail Run Cir Quinlan, TX	3.0	2.0	1200	$1,300	$1.08	15d	1	0.88mi
209 Lewald Ln Quinlan, TX	3.0	2.0	1408	$1,600	$1.14	1d	1	0.92mi

Listing history 35 events

1. 2026-06-18
   days on market $199,900 Active 710 DOM
2. 2026-06-17
   days on market $199,900 Active 709 DOM
3. 2026-06-16
   days on market $199,900 Active 708 DOM
4. 2026-06-15
   days on market $199,900 Active 707 DOM
5. 2026-06-13
   days on market $199,900 Active 705 DOM
6. 2026-06-09
   days on market $199,900 Active 701 DOM
7. 2026-06-08
   days on market $199,900 Active 700 DOM
8. 2026-06-07
   days on market $199,900 Active 699 DOM
9. 2026-06-04
   days on market $199,900 Active 696 DOM
10. 2026-06-03
    days on market $199,900 Active 695 DOM
11. 2026-06-02
    days on market $199,900 Active 694 DOM
12. 2026-06-01
    days on market $199,900 Active 693 DOM
13. 2026-05-31
    days on market $199,900 Active 692 DOM
14. 2026-05-06
    price $199,900 890-char remark

    Show marketing remark (890 chars)

    ** Priced to Sell... Open to Offers ** This 3 bedroom 2 bath home offers lake life in a renovated and updated home with open floor plan. Your family and guests will enjoy the bright and airy feeling with a massive living area complete with woodburning fireplace, center island kitchen with granite countertops and loads of counter and cabinets. The primary bath has a step-in shower for easy access and you will enjoy the open patio at the rear and the covered porch on the front. The 2 car garage is deep and has a new look with painted floor. Just a block from the shores of Lake Tawakoni, with lake access from the addition. This sale is being ordered by the Court and the Receiver information is listed in the Private Remarks. Motivated and aggressive are the key words when describing this offering. The receiver and seller is Randy Tarpley, a licensed Real Estate Broker in Texas.

15. 2025-08-09
    price $209,900 890-char remark

    Show marketing remark (890 chars)

    ** Priced to Sell... Open to Offers ** This 3 bedroom 2 bath home offers lake life in a renovated and updated home with open floor plan. Your family and guests will enjoy the bright and airy feeling with a massive living area complete with woodburning fireplace, center island kitchen with granite countertops and loads of counter and cabinets. The primary bath has a step-in shower for easy access and you will enjoy the open patio at the rear and the covered porch on the front. The 2 car garage is deep and has a new look with painted floor. Just a block from the shores of Lake Tawakoni, with lake access from the addition. This sale is being ordered by the Court and the Receiver information is listed in the Private Remarks. Motivated and aggressive are the key words when describing this offering. The receiver and seller is Randy Tarpley, a licensed Real Estate Broker in Texas.

16. 2025-03-26
    price $214,500 890-char remark

    Show marketing remark (890 chars)

    ** Priced to Sell... Open to Offers ** This 3 bedroom 2 bath home offers lake life in a renovated and updated home with open floor plan. Your family and guests will enjoy the bright and airy feeling with a massive living area complete with woodburning fireplace, center island kitchen with granite countertops and loads of counter and cabinets. The primary bath has a step-in shower for easy access and you will enjoy the open patio at the rear and the covered porch on the front. The 2 car garage is deep and has a new look with painted floor. Just a block from the shores of Lake Tawakoni, with lake access from the addition. This sale is being ordered by the Court and the Receiver information is listed in the Private Remarks. Motivated and aggressive are the key words when describing this offering. The receiver and seller is Randy Tarpley, a licensed Real Estate Broker in Texas.

17. 2025-01-23
    price $219,900 890-char remark

    Show marketing remark (890 chars)

    ** Priced to Sell... Open to Offers ** This 3 bedroom 2 bath home offers lake life in a renovated and updated home with open floor plan. Your family and guests will enjoy the bright and airy feeling with a massive living area complete with woodburning fireplace, center island kitchen with granite countertops and loads of counter and cabinets. The primary bath has a step-in shower for easy access and you will enjoy the open patio at the rear and the covered porch on the front. The 2 car garage is deep and has a new look with painted floor. Just a block from the shores of Lake Tawakoni, with lake access from the addition. This sale is being ordered by the Court and the Receiver information is listed in the Private Remarks. Motivated and aggressive are the key words when describing this offering. The receiver and seller is Randy Tarpley, a licensed Real Estate Broker in Texas.

18. 2024-08-27
    price $234,900 890-char remark

    Show marketing remark (890 chars)

    ** Priced to Sell... Open to Offers ** This 3 bedroom 2 bath home offers lake life in a renovated and updated home with open floor plan. Your family and guests will enjoy the bright and airy feeling with a massive living area complete with woodburning fireplace, center island kitchen with granite countertops and loads of counter and cabinets. The primary bath has a step-in shower for easy access and you will enjoy the open patio at the rear and the covered porch on the front. The 2 car garage is deep and has a new look with painted floor. Just a block from the shores of Lake Tawakoni, with lake access from the addition. This sale is being ordered by the Court and the Receiver information is listed in the Private Remarks. Motivated and aggressive are the key words when describing this offering. The receiver and seller is Randy Tarpley, a licensed Real Estate Broker in Texas.

19. 2024-07-29
    price $239,900 890-char remark

    Show marketing remark (890 chars)

    ** Priced to Sell... Open to Offers ** This 3 bedroom 2 bath home offers lake life in a renovated and updated home with open floor plan. Your family and guests will enjoy the bright and airy feeling with a massive living area complete with woodburning fireplace, center island kitchen with granite countertops and loads of counter and cabinets. The primary bath has a step-in shower for easy access and you will enjoy the open patio at the rear and the covered porch on the front. The 2 car garage is deep and has a new look with painted floor. Just a block from the shores of Lake Tawakoni, with lake access from the addition. This sale is being ordered by the Court and the Receiver information is listed in the Private Remarks. Motivated and aggressive are the key words when describing this offering. The receiver and seller is Randy Tarpley, a licensed Real Estate Broker in Texas.

20. 2024-07-08
    listed $249,900 Active 890-char remark

    Show marketing remark (890 chars)

    ** Priced to Sell... Open to Offers ** This 3 bedroom 2 bath home offers lake life in a renovated and updated home with open floor plan. Your family and guests will enjoy the bright and airy feeling with a massive living area complete with woodburning fireplace, center island kitchen with granite countertops and loads of counter and cabinets. The primary bath has a step-in shower for easy access and you will enjoy the open patio at the rear and the covered porch on the front. The 2 car garage is deep and has a new look with painted floor. Just a block from the shores of Lake Tawakoni, with lake access from the addition. This sale is being ordered by the Court and the Receiver information is listed in the Private Remarks. Motivated and aggressive are the key words when describing this offering. The receiver and seller is Randy Tarpley, a licensed Real Estate Broker in Texas.

21. 2023-12-14
    historical
22. 2023-11-15
    price $234,900
23. 2023-09-25
    status Active
24. 2023-09-21
    historical Active Option Contract
25. 2023-09-14
    status Active
26. 2023-09-06
    historical Active Option Contract
27. 2023-08-15
    listed $249,942 Active
28. 2021-12-06
    soldstatus
29. 2021-12-02
    soldstatus Sold
30. 2021-11-01
    status Pending
31. 2021-10-26
    historical Active Option Contract
32. 2021-10-24
    listed $197,450 Active
33. 2021-01-04
    soldstatus
34. 2020-09-28
    soldstatus
35. 2003-07-14
    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: $4,247 · $354/mo
• Projected year-2 tax: $4,247 · $354/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 ≥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: $21,453
• − Mortgage interest: −$11,198
• − Property taxes: −$4,247
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$5,815
• Taxable loss: −$4,239
• Est. tax savings @ 24.0%: +$1,017
• After-tax cash flow: $139/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

+1.2% since first listed

22 events — show timeline

• 2026-05-06 Price Changed $199,900 NTREIS
• 2025-08-09 Price Changed $209,900 NTREIS
• 2025-03-26 Price Changed $214,500 NTREIS
• 2025-01-23 Price Changed $219,900 NTREIS
• 2024-08-27 Price Changed $234,900 NTREIS
• 2024-07-29 Price Changed $239,900 NTREIS
• 2024-07-08 Listed $249,900 NTREIS
• 2023-12-14 Listing Removed — NTREIS
• 2023-11-15 Price Changed $234,900 NTREIS
• 2023-09-25 Relisted — NTREIS
• 2023-09-21 Contingent — NTREIS
• 2023-09-14 Relisted — NTREIS
• 2023-09-06 Contingent — NTREIS
• 2023-08-15 Listed $249,942 NTREIS
• 2021-12-06 Sold (Public Records) — Public Records
• 2021-12-02 Sold (MLS) — NTREIS
• 2021-11-01 Pending — NTREIS
• 2021-10-26 Contingent — NTREIS
• 2021-10-24 Listed $197,450 NTREIS
• 2021-01-04 Sold (Public Records) — Public Records
• 2020-09-28 Sold (Public Records) — Public Records
• 2003-07-14 Sold (Public Records) — Public Records

Property tax history

+9.6%/yr

Latest (2025): $4,247 · +8.7% YoY. Source: county tax records.