1310 Mary Dr · Iowa Park, TX 76367

$219,000

3 bd · 2.0 ba · 1,645 sqft · SingleFamily public records · 21 Days on market

Built 1965 Est $179k · 22% 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 +6.7/30.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Wonderful spacious family home with recent updates. Don't miss seeing! Open kitchen and dining with breakfast bar, center island cooking, & large utility room. Huge living room with plenty of space for entertainment. New flooring in living, dining and bedrooms. Privacy fenced backyard with storage and tree house.

Key facts

• Updated can lighting
• Large backyard
• Covered patio

Tags

• UPDATED CAN LIGHTING
• KITCHEN COUNTERTOPS
• BLUETOOTH EXHAUST FANS
• SOLAR PANELS
• LARGE BACKYARD
• COVERED PATIO

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Faces south
• Construction: Brick construction; Composition roof; Slab foundation; Built as single family (residential)
• Exterior features: Covered patio/porch; Fenced yard; Workshop

Interior

• Kitchen: Dishwasher; Oven; Range; Electric cooktop; Microwave; Refrigerator
• Flooring: Laminate; Tile
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Kitchen island; Storm windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-348 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (28.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (27.5% below list).
• Recommended offer: $157k (28.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#272 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Iowa Park CISD (town): math 57% / reading 49% proficiency, ranked #129 of 826 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bradford El (math 58% / reading 51%, grade C, #621 of 4,322 statewide, top 15%, 447 students, 46% FRL); Iowa Park Jjaep (1 students, 0% FRL); Iowa Park H S (math 72% / reading 67%, grade B, #119 of 1,632 statewide, top 9%, 544 students, 34% FRL).
• Market conditions: 63 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 231 units permitted in Wichita County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Wichita County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,443 (28.1% 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. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.73% ✗
• Cap rate: 4.38%
• Cash-on-cash: -6.82%
• DSCR: 0.70
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $179,305
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
911 W Louisa Ave	0.65mi	3/2.0	1,728 (+5%)	2mo	$157,872	$91	59
1607 Karen Ln	0.16mi	3/2.0	1,887 (+15%)	21mo	$204,900	$109	51
1320 Edgehill Trl	0.65mi	3/1.5	1,540 (-6%)	12mo	$199,900	$130	47

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: 19.5%
• Equity multiple: 2.58×
• Total profit: $97,159
• Equity at exit: $197,293

10-year hold

• IRR: 17.9%
• Equity multiple: 5.95×
• Total profit: $303,728
• Equity at exit: $425,469

Cash invested: $61,320 (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 76367

• Home prices YoY: 6.7%
• Active inventory: 63
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$364 /mo · $4,366/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-348

Break-even live

Break-even rent $2,030

Max offer price $157,443

Occupancy floor —

Sensitivity live

Price	-10% $-224	-5% $-286	+0% $-348	+5% $-410	+10% $-472
Rent	-10% $-474	-5% $-411	+0% $-348	+5% $-286	+10% $-223
Rate	-1.0pp $-238	-0.5pp $-293	base $-348	+0.5pp $-405	+1.0pp $-463

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Van Horn St Iowa Park, TX	3.0	2.0	1677	$1,645	$0.98	45d	1	0.73mi
706 W Louisa Ave Iowa Park, TX	3.0	1.5	1144	$1,500	$1.31	45d	1	0.82mi

Listing history 20 events

1. 2026-06-19
   days on market $219,000 Active 21 DOM
2. 2026-06-18
   days on market $219,000 Active 20 DOM
3. 2026-06-17
   days on market $219,000 Active 19 DOM
4. 2026-06-16
   days on market $219,000 Active 18 DOM
5. 2026-06-15
   days on market $219,000 Active 17 DOM
6. 2026-06-14
   days on market $219,000 Active 15 DOM
7. 2026-06-13
   days on market $219,000 Active 14 DOM
8. 2026-06-10
   days on market $219,000 Active 12 DOM
9. 2026-06-09
   days on market $219,000 Active 11 DOM
10. 2026-06-08
    days on market $219,000 Active 10 DOM
11. 2026-06-07
    days on market $219,000 Active 9 DOM
12. 2026-06-03
    days on market $219,000 Active 5 DOM
13. 2026-06-02
    days on market $219,000 Active 4 DOM
14. 2026-06-01
    days on market $219,000 Active 3 DOM
15. 2026-05-31
    days on market $219,000 Active 2 DOM
16. 2026-05-29
    listed $219,000 Active
17. 2024-07-22
    price $219,900
18. 2019-12-30
    soldstatus 319-char remark

    Show marketing remark (319 chars)

    Wonderful spacious family home with recent updates. Don't miss seeing! Open kitchen and dining with breakfast bar, center island cooking, & large utility room. Huge living room with plenty of space for entertainment. New flooring in living, dining and bedrooms. Privacy fenced backyard with storage and tree house.

19. 2019-12-30
    soldstatus

    Show marketing remark (319 chars)

    Wonderful spacious family home with recent updates. Don't miss seeing! Open kitchen and dining with breakfast bar, center island cooking, & large utility room. Huge living room with plenty of space for entertainment. New flooring in living, dining and bedrooms. Privacy fenced backyard with storage and tree house.

20. 2019-09-30
    listed $119,900 319-char remark

    Show marketing remark (319 chars)

    Wonderful spacious family home with recent updates. Don't miss seeing! Open kitchen and dining with breakfast bar, center island cooking, & large utility room. Huge living room with plenty of space for entertainment. New flooring in living, dining and bedrooms. Privacy fenced backyard with storage and tree house.

ⓘ 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: $4,366 · $364/mo
• Projected year-2 tax: $4,366 · $364/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 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,064
• − Mortgage interest: −$12,267
• − Property taxes: −$4,366
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$6,371
• Taxable loss: −$8,085
• Est. tax savings @ 24.0%: +$1,940
• After-tax cash flow: $-2,241/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: Iowa Park CISD
• NCES district ID: 4824260
• Math proficiency: 57% ▼ -1.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $52,689
• Composite: 45.57/100
• National rank: #2597
• State rank: #129 of 826 in TX

Livability — Iowa Park

• Score: 72/100
• State rank: #272
• US rank: #6350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iowa Park, TX
• City population: 14,013
• Population (ZIP): 14,013

Population outlook (Wichita County) Hauer SSP2

• Today (2025): 129,638 people
• By 2030: 128,366 · -1.0%
• By 2040: 124,466 · -4.0%
• By 2050: 120,499 · -7.0%
• By 2075: 113,884 · -12.2%
• By 2100: 101,818 · -21.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 16% Black 10% Two or more races 8% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 1% Portuguese 1% Slovak 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Wichita

• 2024 margin: Solid R (+44.0) · D 27.5% · R 71.5%
• 2008→2024 swing: -5.2pp toward R · 2008: -38.9pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.1 2016: R+49.7 2012: R+47.1 2008: R+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.29%
• Current HPI: 387.78
• 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

+82.7% since first listed

5 events — show timeline

• 2026-05-29 Listed $219,000 WFAOR
• 2024-07-22 Price Changed $219,900 WFAOR
• 2019-12-30 Sold (Public Records) — Public Records
• 2019-12-30 Sold (MLS) — WFAOR
• 2019-09-30 Listed $119,900 WFAOR

Property tax history

+6.2%/yr

Latest (2025): $4,366 · +3.7% YoY. Source: county tax records.