605 Finlee Way · Tioga, TX 76271

$356,000

3 bd · 2.0 ba · 1,454 sqft · Other public records · 134 Days on market

Built 2024 0.27 ac lot $245/sqft · at area comps Est $365k · at est. $25/mo HOA · 1% of rent

---

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).

• Appreciation +8.7/10.0
• ARV discount +8.6/15.0
• Cash flow +6.3/30.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.6/10.0

Listing remarks MLS

$15K BUILDER INCENTIVE BEING OFFERED. Welcome Home to this stunning Craftsman style design in the community of Gables at Tioga! The community is located within close proximity of Tioga ISDs highly rated Elementary & Intermediate schools. This beautiful one story, open floor plan has 3 bedrooms, 2 baths and 2 car garage. Stepping inside you'll feel right at home. You'll be met with high end finishes throughout including beautiful wood look luxury vinyl floors, custom cabinetry, elegant tile & countertops. Enjoy cooking in the well-appointed kitchen which features stainless appliances, gas cooktop and a large center island. This home sits on a landscaped lot with grass and sprinkler system. Enjoy the evenings under the covered back patio. Don't miss this rare opportunity to own a wonderfully built Red Gable Home with a modern farmhouse feel & energy efficient lifestyle.

Key facts

• Custom cabinetry
• Stainless appliances
• High end finishes

Tags

• CRAFTSMAN STYLE DESIGN
• HIGH END FINISHES
• WOOD LOOK LUXURY VINYL FLOORS
• CUSTOM CABINETRY
• ELEGANT TILE
• STAINLESS APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $356k.

Deal economics

• At list price, monthly cash flow is $-634 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (31.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (29.5% below list).
• Recommended offer: $244k (31.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#656 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Tioga ISD (rural): math 44% / reading 50% proficiency, ranked #226 of 826 in TX (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 84 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (7.5% local appreciation)).
• Grayson County population projected at +12% 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 134 days — a 12% lower offer ($313k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,956 (31.5% 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 134 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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. 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: 0.70% ✗
• Cap rate: 4.15%
• Cash-on-cash: -7.64%
• DSCR: 0.66
• GRM: 11.8

CMA / ARV

• ARV (median comp): $364,918
• List price: $356,000
• Delta: -2.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

7.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.95×
• Total profit: $94,397
• Equity at exit: $257,705

10-year hold

• IRR: 13.3%
• Equity multiple: 4.05×
• Total profit: $304,141
• Equity at exit: $499,831

Cash invested: $99,680 (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 76271

• Home prices YoY: 2.6%
• Active inventory: 84
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,509 medium
• Mortgage (P&I): −$1,867
• Tax from tax record: −$576 /mo · $6,910/yr
• Insurance: −$148
• HOA: −$25
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-634

Break-even live

Break-even rent $3,311

Max offer price $243,956

Occupancy floor —

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: $89,000
• Closing costs: $10,680
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
618 Kyle Dr Tioga, TX	4.0	2.0	1741	$2,700	$1.55	43d	1	0.14mi
402 E Hinton St Tioga, TX	2.0	2.0	992	$1,385	$1.40	20d	1	0.66mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: gas

Listing history 18 events

1. 2026-06-18
   days on market $356,000 Active 134 DOM
2. 2026-06-17
   days on market $356,000 Active 133 DOM
3. 2026-06-16
   days on market $356,000 Active 132 DOM
4. 2026-06-15
   days on market $356,000 Active 131 DOM
5. 2026-06-15
   days on market $356,000 Active 130 DOM
6. 2026-06-13
   days on market $356,000 Active 129 DOM
7. 2026-06-12
   days on market $356,000 Active 128 DOM
8. 2026-06-09
   days on market $356,000 Active 125 DOM
9. 2026-06-08
   days on market $356,000 Active 124 DOM
10. 2026-06-08
    days on market $356,000 Active 123 DOM
11. 2026-06-05
    days on market $356,000 Active 121 DOM
12. 2026-06-03
    days on market $356,000 Active 119 DOM
13. 2026-06-02
    days on market $356,000 Active 118 DOM
14. 2026-06-01
    days on market $356,000 Active 117 DOM
15. 2026-05-31
    days on market $356,000 Active 116 DOM
16. 2026-02-04
    listed $356,000 Active 893-char remark

    Show marketing remark (893 chars)

    $15K BUILDER INCENTIVE BEING OFFERED. Welcome Home to this stunning Craftsman style design in the community of Gables at Tioga! The community is located within close proximity of Tioga ISDs highly rated Elementary & Intermediate schools. This beautiful one story, open floor plan has 3 bedrooms, 2 baths and 2 car garage. Stepping inside you'll feel right at home. You'll be met with high end finishes throughout including beautiful wood look luxury vinyl floors, custom cabinetry, elegant tile & countertops. Enjoy cooking in the well-appointed kitchen which features stainless appliances, gas cooktop and a large center island. This home sits on a landscaped lot with grass and sprinkler system. Enjoy the evenings under the covered back patio. Don't miss this rare opportunity to own a wonderfully built Red Gable Home with a modern farmhouse feel & energy efficient lifestyle.

17. 2026-01-02
    historical
18. 2024-12-26
    listed $356,000 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: $6,910 · $576/mo
• Projected year-2 tax: $6,910 · $576/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,103
• − Mortgage interest: −$19,942
• − Property taxes: −$6,910
• − Insurance: −$1,780
• − Repairs & maintenance: −$2,408
• − Management: −$2,408
• − HOA: −$300
• − Depreciation: −$10,356
• Taxable loss: −$14,001
• Est. tax savings @ 24.0%: +$3,360
• After-tax cash flow: $-4,251/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: Tioga ISD
• NCES district ID: 4842870
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $51,096
• Composite: 40.38/100
• National rank: #3735
• State rank: #226 of 826 in TX

Livability — Tioga

• Score: 66/100
• State rank: #656
• US rank: #12339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tioga, TX
• City population: 1,864
• Population (ZIP): 1,864

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 134,540 people
• By 2030: 138,653 · +3.1%
• By 2040: 145,958 · +8.5%
• By 2050: 151,218 · +12.4%
• By 2075: 161,802 · +20.3%
• By 2100: 159,036 · +18.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+54.3) · D 22.5% · R 76.7%
• 2008→2024 swing: -16.4pp toward R · 2008: -37.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+49.9 2016: R+53.1 2012: R+48.0 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.47%
• Current HPI: 297.1567
• 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

+0.0% since first listed

3 events — show timeline

• 2026-02-04 Listed $356,000 NTREIS
• 2026-01-02 Listing Removed — NTREIS
• 2024-12-26 Listed $356,000 NTREIS

Property tax history

+77.2%/yr

Latest (2025): $6,910 · +457.5% YoY. Source: county tax records.