620 W Patten St · Mineola, TX 75773

$149,000

3 bd · 2.0 ba · 1,886 sqft · SingleFamily public records · 42 Days on market

0.31 ac lot $79/sqft · 21% below area Est $176k · 15% 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 +20.4/30.0
• ARV discount +14.3/15.0
• DSCR +6.5/10.0
• 1% rule +6.3/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Large back deck
• 0.31 acre lot
• Listed 42 days

Tags

• LARGE BACK DECK
• ADDITIONAL STORAGE ROOM
• GENEROUSLY SIZED LAYOUT
• MINUTES FROM DOWNTOWN MINEOLA

Property features AI

Exterior

• Home design: Single-family detached home; One-story
• Construction: Composition roof
• Exterior features: Deck; Porch; Storage structure

Interior

• Kitchen: Electric oven; Electric range
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Window unit(s)
• Interior features: Electric oven; Electric range; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 2.6% 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.
• Mineola ISD (town): math 54% / reading 46% proficiency, ranked #190 of 826 in TX (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mineola El (math 51% / reading 37%, grade F, #1,243 of 4,322 statewide, top 29%, 353 students, 69% FRL); Mineola Middle (math 60% / reading 51%, grade B-, #240 of 1,662 statewide, top 15%, 381 students, 69% FRL); Mineola H S (math 42% / reading 57%, grade D, #509 of 1,632 statewide, top 34%, 466 students, 62% FRL).
• Market conditions: 261 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $4k 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 42 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% 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 $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 7.4

CMA / ARV

• ARV (median comp): $175,733
• List price: $149,000
• Delta: -15.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 Cheek St	0.32mi	3/2.0	1,712 (-9%)	5mo	$210,000	$123	66
305 Wigley St	0.61mi	3/2.0	1,859 (-1%)	14mo	$150,000	$81	58
813 University St	0.12mi	4/1.0 (+1)	1,795 (-5%)	24mo	$159,000	$89	58
705 Porter St	0.13mi	3/3.0	1,660 (-12%)	16mo	$169,000	$102	56
504 N Newsom St	0.58mi	2/2.0 (-1)	1,922 (+2%)	18mo	$160,000	$83	50
928 Kings Ln	0.58mi	4/2.0 (+1)	1,748 (-7%)	15mo	$249,900	$143	43

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-11,642
• Equity at exit: $22,216

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $6,208
• Equity at exit: $12,883

Cash invested: $41,720 (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: 261
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$781
• Tax from tax record: −$290 /mo · $3,482/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $195

Break-even live

Break-even rent $1,435

Max offer price $149,000

Occupancy floor 83%

Sensitivity live

Price	-10% $279	-5% $237	+0% $195	+5% $153	+10% $111
Rent	-10% $62	-5% $128	+0% $195	+5% $261	+10% $328
Rate	-1.0pp $270	-0.5pp $233	base $195	+0.5pp $156	+1.0pp $117

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 N Newsom St Mineola, TX	3.0	2.5	1488	$1,750	$1.18	44d	1	0.63mi
409 Chapparel St Mineola, TX	3.0	1.0	1424	$1,400	$0.98	44d	1	0.69mi
806 S Newsom St Mineola, TX	3.0	2.5	1488	$1,750	$1.18	22d	1	0.90mi
515 Giraud St Mineola, TX	3.0	2.0	1400	$1,700	$1.21	22d	1	0.93mi
150 Blue Bird Ln Mineola, TX	3.0	2.0	1250	$1,750	$1.40	44d	1	1.48mi
200 Blue Bird Ln Mineola, TX	3.0	2.0	1506	$1,900	$1.26	22d	1	1.49mi

Listing history 19 events

1. 2026-06-19
   days on market $149,000 Active 42 DOM
2. 2026-06-18
   days on market $149,000 Active 41 DOM
3. 2026-06-17
   days on market $149,000 Active 40 DOM
4. 2026-06-16
   days on market $149,000 Active 39 DOM
5. 2026-06-15
   days on market $149,000 Active 38 DOM
6. 2026-06-14
   days on market $149,000 Active 36 DOM
7. 2026-06-13
   days on market $149,000 Active 35 DOM
8. 2026-06-10
   days on market $149,000 Active 33 DOM
9. 2026-06-09
   days on market $149,000 Active 32 DOM
10. 2026-06-08
    days on market $149,000 Active 31 DOM
11. 2026-06-07
    days on market $149,000 Active 30 DOM
12. 2026-06-02
    days on market $149,000 Active 25 DOM
13. 2026-06-01
    days on market $149,000 Active 24 DOM
14. 2026-05-31
    days on market $149,000 Active 23 DOM
15. 2026-05-30
    days on market $149,000 Active 22 DOM
16. 2026-05-08
    listed $149,000 Active 702-char remark
17. 2016-09-06
    soldstatus
18. 2009-07-16
    soldstatus
19. 2008-03-20
    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: $3,482 · $290/mo
• Projected year-2 tax: $3,482 · $290/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 · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $20,180
• − Mortgage interest: −$8,346
• − Property taxes: −$3,482
• − Insurance: −$745
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$4,335
• Taxable income: $43
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $2,328/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: Mineola ISD
• NCES district ID: 4830930
• Math proficiency: 54% ▲ 12.00%
• Reading proficiency: 46% ▲ 4.00%
• Median HH income: $44,121
• Composite: 42.27/100
• National rank: #3274
• State rank: #190 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

• Census place: Mineola, TX
• 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

4 events — show timeline

• 2026-05-08 Listed $149,000 GTAR
• 2016-09-06 Sold (Public Records) — Public Records
• 2009-07-16 Sold (Public Records) — Public Records
• 2008-03-20 Sold (Public Records) — Public Records

Property tax history

+24.2%/yr

Latest (2025): $3,482 · +7.2% YoY. Source: county tax records.