1713 18th St · Mineral Wells, TX 76067

$35,000

3 bd · 1.0 ba · 967 sqft · SingleFamily public records · 19 Days on market

Built 1950 8,146 sqft lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in Mineral Wells! This handyman special is ready for your vision and offers strong potential for a fix-and-flip, rental property, or renovation project. The home is being sold as-is and will require repairs and updates. Conveniently located near local amenities, this property is a great opportunity for buyers looking to add value and build equity. Bring your contractor and imagination… the possibilities are there for the right buyer.

Key facts

• 8,146 sq ft lot
• Garage
• Built 1950

Property features AI

Finance

• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Attached 1-car garage; 1 covered parking space; Parking details: See remarks
• Utilities: Utilities: See remarks; Not in a municipal utility district
• Home design: Single-family residence; One story
• Construction: Built in 1950
• Exterior features: Lot in the Airflyte subdivision; Lot under 0.5 acre

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom
• Interior features: Eat-in kitchen; One living area; Total of 4 rooms
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $959 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 39.2% vs local median 2.8% in Mineral Wells — 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 72/100 on livability (#278 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D, amenities F.
• Mineral Wells ISD (town): math 30% / reading 30% proficiency, ranked #636 of 826 in TX (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mineral Wells El (math 36% / reading 28%, grade F, #2,268 of 4,322 statewide, top 55%, 1,915 students, 79% FRL); Mineral Wells J H (math 26% / reading 31%, grade F, #1,122 of 1,662 statewide, top 69%, 498 students, 75% FRL); Mineral Wells H S (math 15% / reading 33%, grade F, #1,333 of 1,632 statewide, top 82%, 920 students, 74% FRL) — zoned schools average 76% FRL vs 58% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 279 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 27 units permitted in Palo Pinto County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Palo Pinto County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,475 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 4.55% ✓
• Cap rate: 39.19%
• Cash-on-cash: 117.48%
• DSCR: 6.23
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $153,753
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2006 20th St	0.24mi	2/1.0 (-1)	989 (+2%)	4mo	$60,000	$61	77
1616 SE Park Rd	0.13mi	3/1.0	1,034 (+7%)	7mo	$119,000	$115	77
1405 SE 13th St	0.32mi	3/1.5	978 (+1%)	7mo	$159,000	$163	76
1404 SE 12th St	0.33mi	4/1.0 (+1)	1,022 (+6%)	1mo	$150,000	$147	69
2108 SE 19th St	0.25mi	3/1.0	1,069 (+10%)	2mo	$174,900	$164	69
2109 SE 18th St	0.24mi	2/1.0 (-1)	918 (-5%)	13mo	$99,500	$108	64
1816 SE 18th St	0.09mi	3/1.0	1,111 (+15%)	9mo	$119,900	$108	64
712 SE 18th St	0.60mi	2/2.0 (-1)	936 (-3%)	1mo	$174,900	$187	57
1007 SE 24th St	0.56mi	3/2.0	1,026 (+6%)	4mo	$145,000	$141	56
1405 SE 8 1/2 St	0.52mi	3/1.0	1,055 (+9%)	6mo	$167,500	$159	55
516 SE 17th St	0.70mi	3/1.0	1,040 (+8%)	13mo	$165,000	$159	44
812 SE 15th St	0.54mi	3/2.0	1,110 (+15%)	10mo	$205,000	$185	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.66×
• Total profit: $55,496
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 13.98×
• Total profit: $127,252
• Equity at exit: $3,026

Cash invested: $9,800 (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 76067

• Active inventory: 279
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,594 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$101 /mo · $1,217/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $959

Break-even live

Break-even rent $379

Max offer price $35,000

Occupancy floor 35%

Sensitivity live

Price	-10% $979	-5% $969	+0% $959	+5% $950	+10% $940
Rent	-10% $834	-5% $896	+0% $959	+5% $1,022	+10% $1,085
Rate	-1.0pp $977	-0.5pp $968	base $959	+0.5pp $950	+1.0pp $941

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1912 SE 15th St Mineral Wells, TX	3.0	1.5	1043	$1,700	$1.63	26d	1	0.09mi
3001 NE 2nd St Mineral Wells, TX	1.0–3.0	1.0–2.0	909	$1,200	$1.32	0d	10	1.23mi

Listing history 14 events

1. 2026-06-21
   days on market $35,000 Active 19 DOM
2. 2026-06-19
   pricedays on market $35,000 Active 17 DOM
3. 2026-06-18
   days on market $40,000 Active 16 DOM
4. 2026-06-17
   days on market $40,000 Active 15 DOM
5. 2026-06-16
   days on market $40,000 Active 14 DOM
6. 2026-06-15
   days on market $40,000 Active 13 DOM
7. 2026-06-14
   days on market $40,000 Active 11 DOM
8. 2026-06-12
   pricedays on market $40,000 Active 10 DOM
9. 2026-06-09
   days on market $50,000 Active 7 DOM
10. 2026-06-08
    days on market $50,000 Active 6 DOM
11. 2026-06-07
    days on market $50,000 Active 5 DOM
12. 2026-06-07
    days on market $50,000 Active 4 DOM
13. 2026-06-03
    remarks 458-char remark
14. 2026-06-03
    listed $50,000 Active 1 DOM

ⓘ 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: $1,217 · $101/mo
• Projected year-2 tax: $1,217 · $101/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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $19,124
• − Mortgage interest: −$1,961
• − Property taxes: −$1,217
• − Insurance: −$175
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − Depreciation: −$1,018
• Taxable income: $11,693
• Est. tax owed @ 24.0%: −$2,806
• After-tax cash flow: $8,707/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: Mineral Wells ISD
• NCES district ID: 4830950
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $40,027
• Composite: 25.26/100
• National rank: #7500
• State rank: #636 of 826 in TX

Livability — Mineral Wells

• Score: 72/100
• State rank: #278
• US rank: #6474

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mineral Wells, TX
• County: Palo Pinto County · 21,080 people
• City population: 21,080
• Metro: Mineral Wells, TX
• Population (ZIP): 21,080
• Household income: $62,190
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 745.0

Population outlook (Palo Pinto County) Hauer SSP2

• Today (2025): 27,500 people
• By 2030: 27,079 · -1.5%
• By 2040: 26,135 · -5.0%
• By 2050: 25,215 · -8.3%
• By 2075: 23,416 · -14.9%
• By 2100: 20,300 · -26.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 22% Two or more races 9% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 4% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 13% Other Indo-European 1%

Political lean MEDSL · Palo Pinto

• 2024 margin: Solid R (+67.1) · D 16.1% · R 83.2%
• 2008→2024 swing: -18.9pp toward R · 2008: -48.2pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+64.1 2016: R+64.1 2012: R+59.8 2008: R+48.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -134.09%
• Current HPI: 240.3647
• Rent YoY: —
• Metro: Mineral Wells, 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

2 events — show timeline

• 2026-06-02 Listed $50,000 NTREIS
• 1994-05-13 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,217 · +8.5% YoY. Source: county tax records.