220 Bella Vista Dr · West Tawakoni, TX 75474

$189,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 60 Days on market

Built 1980 10,193 sqft lot $121/sqft · 29% below area Est $267k · 29% 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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• Appreciation +10.0/10.0
• 1% rule +4.6/10.0
• DSCR +4.4/10.0
• 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

HUGE 40,000 PRICE REDUCTION!!! SELLER HAS REDUCED FOR A QUICK SALE AND THE HOME WILL BE SOLD AS IS AT THIS PRICE. ASIDE FROM FOUNDATION REPAIR THERE IS MINIMAL TO DO IN THIS HOME! Come and see Bella Vista! This charming home is located in a lake community located on Lake Tawakoni. Nice curb appeal with an above ground pool to take in the lake views! You will love the backyard, it is so very inviting it screams summertime fun! Featuring two separate decks, one to the sparkling pool that has a lake view, and the other large deck has a hot tub and is a great place to kickback and relax! Just grab your favorite beverage, hang out with family and friends, light the grill and chill! This is a home with a whole lot of character and upgrades. Beautiful wood and beam ceiling in living room brings so much warmth to the space. The open concept, main area offers a floor plan with a nice flow of the kitchen, living room and eating area all together. Step out the door from the living area into the back to enjoy your mini oasis! Primary bedroom is very spacious with an upgraded beautifully tiled shower. Very nice kitchen with granite kitchen counter tops. Secondary bedrooms are both nice size. Single car garage is the perfect spot to park your boat or jet skis. The community has a boat ramp but is very close to public boat ramps, the City Park and Deer Run Golf Course. Come and see this home at this price, you wont be disappointed. Live the lake life and enjoy all fishing and recreation that beautiful Lake Tawakoni has to offer!

Key facts

• 0.23 acre lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $35 ($421/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (4.0% below list).
• Recommended offer: $181k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.6% in West Tawakoni — 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 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; 6 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 34% 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 $20k of equity ($1k loan paydown + $19k 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 $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $40k (17%) 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 $181,424 (4.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 4% 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 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?
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: 0.96% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 8.7

CMA / ARV

• ARV (median comp): $267,394
• List price: $189,000
• Delta: -29.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Kirk Ln	0.17mi	4/2.0 (+1)	1,685 (+8%)	3mo	$295,000	$175	72
200 Kings Bridge Rd	0.33mi	3/2.0	1,570 (+0%)	16mo	$299,000	$190	71
404 Haralson Ln	0.30mi	4/2.0 (+1)	1,662 (+6%)	4mo	$185,000	$111	68
208 Shugar Cir	0.24mi	3/2.0	1,426 (-9%)	9mo	$205,000	$144	66
912 Oak Hill Dr	0.44mi	3/2.0	1,404 (-10%)	7mo	$225,000	$160	56
408 Bella Vista Dr	0.17mi	2/2.0 (-1)	1,394 (-11%)	15mo	$395,000	$283	56
1042 Crestline	0.59mi	3/2.0	1,725 (+10%)	3mo	$239,000	$139	53
913 Hillburn Dr	0.44mi	3/3.0	1,350 (-14%)	2mo	$245,000	$181	51
1000 Shoreline Dr	0.48mi	3/2.0	1,730 (+10%)	12mo	$249,900	$144	50
112 Indian Oaks Dr	0.40mi	4/2.0 (+1)	1,732 (+10%)	12mo	$284,990	$165	49
1029 Crestline Dr	0.54mi	3/2.0	1,345 (-14%)	3mo	$230,000	$171	49
109 Seagrove Ln	0.69mi	2/1.0 (-1)	1,335 (-15%)	7mo	$134,000	$100	28

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: 24.9%
• Equity multiple: 2.99×
• Total profit: $105,251
• Equity at exit: $170,266

10-year hold

• IRR: 22.0%
• Equity multiple: 6.83×
• Total profit: $308,358
• Equity at exit: $367,185

Cash invested: $52,920 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,814 high
• Mortgage (P&I): −$991
• Tax from tax record: −$328 /mo · $3,940/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $35

Break-even live

Break-even rent $1,770

Max offer price $189,000

Occupancy floor 93%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 Hillside Dr Quinlan, TX	3.0	2.0	1410	$1,800	$1.28	2d	1	0.39mi
200 Dover Dr Unit 1 or 2 West Tawakoni, TX	3.0	2.5	1854	$1,850	$1.00	1d	1	0.40mi
104 Perch Dr Quinlan, TX	3.0	2.5	2082	$1,795	$0.86	1d	1	0.43mi
206 Perch Dr Quinlan, TX	3.0	2.0	1565	$1,795	$1.15	1d	1	0.46mi
550 Quail Run Cir Quinlan, TX	3.0	2.0	1200	$1,300	$1.08	15d	1	0.98mi
209 Lewald Ln Quinlan, TX	3.0	2.0	1408	$1,600	$1.14	1d	1	1.09mi

Listing history 20 events

1. 2026-06-09
   days on market $189,000 Active 60 DOM
2. 2026-06-08
   days on market $189,000 Active 59 DOM
3. 2026-06-07
   days on market $189,000 Active 58 DOM
4. 2026-06-04
   days on market $189,000 Active 55 DOM
5. 2026-06-03
   days on market $189,000 Active 54 DOM
6. 2026-06-02
   days on market $189,000 Active 53 DOM
7. 2026-06-01
   days on market $189,000 Active 52 DOM
8. 2026-05-31
   days on market $189,000 Active 51 DOM
9. 2026-05-12
   price $189,000 1541-char remark

   Show marketing remark (1541 chars)

   HUGE 40,000 PRICE REDUCTION!!! SELLER HAS REDUCED FOR A QUICK SALE AND THE HOME WILL BE SOLD AS IS AT THIS PRICE. ASIDE FROM FOUNDATION REPAIR THERE IS MINIMAL TO DO IN THIS HOME! Come and see Bella Vista! This charming home is located in a lake community located on Lake Tawakoni. Nice curb appeal with an above ground pool to take in the lake views! You will love the backyard, it is so very inviting it screams summertime fun! Featuring two separate decks, one to the sparkling pool that has a lake view, and the other large deck has a hot tub and is a great place to kickback and relax! Just grab your favorite beverage, hang out with family and friends, light the grill and chill! This is a home with a whole lot of character and upgrades. Beautiful wood and beam ceiling in living room brings so much warmth to the space. The open concept, main area offers a floor plan with a nice flow of the kitchen, living room and eating area all together. Step out the door from the living area into the back to enjoy your mini oasis! Primary bedroom is very spacious with an upgraded beautifully tiled shower. Very nice kitchen with granite kitchen counter tops. Secondary bedrooms are both nice size. Single car garage is the perfect spot to park your boat or jet skis. The community has a boat ramp but is very close to public boat ramps, the City Park and Deer Run Golf Course. Come and see this home at this price, you wont be disappointed. Live the lake life and enjoy all fishing and recreation that beautiful Lake Tawakoni has to offer!

10. 2026-04-10
    listed $229,000 Active 1541-char remark

    Show marketing remark (1541 chars)

    HUGE 40,000 PRICE REDUCTION!!! SELLER HAS REDUCED FOR A QUICK SALE AND THE HOME WILL BE SOLD AS IS AT THIS PRICE. ASIDE FROM FOUNDATION REPAIR THERE IS MINIMAL TO DO IN THIS HOME! Come and see Bella Vista! This charming home is located in a lake community located on Lake Tawakoni. Nice curb appeal with an above ground pool to take in the lake views! You will love the backyard, it is so very inviting it screams summertime fun! Featuring two separate decks, one to the sparkling pool that has a lake view, and the other large deck has a hot tub and is a great place to kickback and relax! Just grab your favorite beverage, hang out with family and friends, light the grill and chill! This is a home with a whole lot of character and upgrades. Beautiful wood and beam ceiling in living room brings so much warmth to the space. The open concept, main area offers a floor plan with a nice flow of the kitchen, living room and eating area all together. Step out the door from the living area into the back to enjoy your mini oasis! Primary bedroom is very spacious with an upgraded beautifully tiled shower. Very nice kitchen with granite kitchen counter tops. Secondary bedrooms are both nice size. Single car garage is the perfect spot to park your boat or jet skis. The community has a boat ramp but is very close to public boat ramps, the City Park and Deer Run Golf Course. Come and see this home at this price, you wont be disappointed. Live the lake life and enjoy all fishing and recreation that beautiful Lake Tawakoni has to offer!

11. 2020-02-14
    soldstatus Sold 303-char remark

    Show marketing remark (303 chars)

    Beautiful modern farmhouse in a lake community. This 3 bedroom, 2 bath would be ideal for a family. It features granite countertops, all new flooring and fixtures, new sod and a new gravel driveway and garage door with opener. All new fresh paint and lighting and located within a great school district.

12. 2020-02-14
    soldstatus

    Show marketing remark (303 chars)

    Beautiful modern farmhouse in a lake community. This 3 bedroom, 2 bath would be ideal for a family. It features granite countertops, all new flooring and fixtures, new sod and a new gravel driveway and garage door with opener. All new fresh paint and lighting and located within a great school district.

13. 2020-01-23
    status Pending 303-char remark

    Show marketing remark (303 chars)

    Beautiful modern farmhouse in a lake community. This 3 bedroom, 2 bath would be ideal for a family. It features granite countertops, all new flooring and fixtures, new sod and a new gravel driveway and garage door with opener. All new fresh paint and lighting and located within a great school district.

14. 2020-01-21
    historical Active Option Contract 303-char remark

    Show marketing remark (303 chars)

    Beautiful modern farmhouse in a lake community. This 3 bedroom, 2 bath would be ideal for a family. It features granite countertops, all new flooring and fixtures, new sod and a new gravel driveway and garage door with opener. All new fresh paint and lighting and located within a great school district.

15. 2019-10-29
    price $159,900 303-char remark

    Show marketing remark (303 chars)

    Beautiful modern farmhouse in a lake community. This 3 bedroom, 2 bath would be ideal for a family. It features granite countertops, all new flooring and fixtures, new sod and a new gravel driveway and garage door with opener. All new fresh paint and lighting and located within a great school district.

16. 2019-10-16
    price $164,900 303-char remark

    Show marketing remark (303 chars)

    Beautiful modern farmhouse in a lake community. This 3 bedroom, 2 bath would be ideal for a family. It features granite countertops, all new flooring and fixtures, new sod and a new gravel driveway and garage door with opener. All new fresh paint and lighting and located within a great school district.

17. 2019-09-11
    price $169,900 303-char remark

    Show marketing remark (303 chars)

    Beautiful modern farmhouse in a lake community. This 3 bedroom, 2 bath would be ideal for a family. It features granite countertops, all new flooring and fixtures, new sod and a new gravel driveway and garage door with opener. All new fresh paint and lighting and located within a great school district.

18. 2019-08-29
    listed $179,000 Active 303-char remark

    Show marketing remark (303 chars)

    Beautiful modern farmhouse in a lake community. This 3 bedroom, 2 bath would be ideal for a family. It features granite countertops, all new flooring and fixtures, new sod and a new gravel driveway and garage door with opener. All new fresh paint and lighting and located within a great school district.

19. 2019-02-22
    soldstatus
20. 1998-01-16
    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: $3,940 · $328/mo
• Projected year-2 tax: $3,940 · $328/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: $21,771
• − Mortgage interest: −$10,587
• − Property taxes: −$3,940
• − Insurance: −$945
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$5,498
• Taxable loss: −$2,682
• Est. tax savings @ 24.0%: +$644
• After-tax cash flow: $1,064/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

+5.6% since first listed

12 events — show timeline

• 2026-05-12 Price Changed $189,000 NTREIS
• 2026-04-10 Listed $229,000 NTREIS
• 2020-02-14 Sold (Public Records) — Public Records
• 2020-02-14 Sold (MLS) — NTREIS
• 2020-01-23 Pending — NTREIS
• 2020-01-21 Contingent — NTREIS
• 2019-10-29 Price Changed $159,900 NTREIS
• 2019-10-16 Price Changed $164,900 NTREIS
• 2019-09-11 Price Changed $169,900 NTREIS
• 2019-08-29 Listed $179,000 NTREIS
• 2019-02-22 Sold (Public Records) — Public Records
• 1998-01-16 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,940 · +8.7% YoY. Source: county tax records.