109 Church St · Quinlan, TX 75474

$189,000

3 bd · 2.0 ba · 1,184 sqft · SingleFamily public records · 149 Days on market

Built 1956 9,016 sqft lot $160/sqft · 9% below area Est $208k · 9% under

---

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 +13.5/30.0
• ARV discount +11.6/15.0
• Appreciation +10.0/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

SPECIAL INCENTIVE: GET A $2,000 CREDIT TOWARDS CLOSING COSTS OR AN INTEREST RATE BUY-DOWN! Updated 3-Bed in Peaceful Quinlan! Enjoy new energy-efficient windows, luxury vinyl flooring, quartz countertops, modern lighting, and brand-new appliances. Detached garage plus a huge shaded backyard—perfect for relaxing or outdoor fun. Move-in ready and close to local amenities—come see it to believe it!

Key facts

• Quartz countertops
• Brand-new appliances
• Modern lighting

Tags

• ENERGY-EFFICIENT WINDOWS
• LUXURY VINYL FLOORING
• QUARTZ COUNTERTOPS
• MODERN LIGHTING
• BRAND-NEW APPLIANCES
• DETACHED GARAGE

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 $6 ($66/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 $167k (11.6% below list).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.6% in Quinlan — 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 64/100 on livability (#746 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D, 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; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).
• This rent runs 31% 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 149 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (median comp): $207,807
• List price: $189,000
• Delta: -9.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 E 2nd St	0.25mi	3/2.0	1,252 (+6%)	4mo	$199,900	$160	75
122 Cagle St	0.22mi	2/2.0 (-1)	1,200 (+1%)	14mo	$215,000	$179	71
308 Cannon	0.17mi	3/1.0	1,275 (+8%)	20mo	$119,500	$94	59
204 E 2nd St	0.13mi	2/1.0 (-1)	1,043 (-12%)	10mo	$175,000	$168	57
316 Cannon	0.20mi	3/1.0	1,025 (-13%)	10mo	$135,000	$132	56
104 E Kirby	0.18mi	3/2.0	1,360 (+15%)	20mo	$249,480	$183	50
116 Meyers Ave	0.37mi	3/2.0	1,333 (+13%)	19mo	$295,000	$221	46

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: 24.4%
• Equity multiple: 2.95×
• Total profit: $103,316
• Equity at exit: $170,266

10-year hold

• IRR: 21.6%
• Equity multiple: 6.75×
• Total profit: $304,033
• 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: 9.4×

Monthly cashflow live

• Estimated rent: $1,671 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$245 /mo · $2,936/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $6

Break-even live

Break-even rent $1,664

Max offer price $189,000

Occupancy floor 95%

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: —

Listing history 38 events

1. 2026-06-18
   days on market $189,000 Active 149 DOM
2. 2026-06-17
   days on market $189,000 Active 148 DOM
3. 2026-06-16
   days on market $189,000 Active 147 DOM
4. 2026-06-15
   days on market $189,000 Active 146 DOM
5. 2026-06-13
   days on market $189,000 Active 144 DOM
6. 2026-06-09
   days on market $189,000 Active 140 DOM
7. 2026-06-08
   days on market $189,000 Active 139 DOM
8. 2026-06-07
   days on market $189,000 Active 138 DOM
9. 2026-06-04
   days on market $189,000 Active 135 DOM
10. 2026-06-03
    days on market $189,000 Active 134 DOM
11. 2026-06-02
    pricedays on market $189,000 Active 133 DOM
12. 2026-06-01
    days on market $195,000 Active 132 DOM
13. 2026-05-31
    days on market $195,000 Active 131 DOM
14. 2026-04-22
    price $195,000 410-char remark

    Show marketing remark (410 chars)

    SPECIAL INCENTIVE: GET A $2,000 CREDIT TOWARDS CLOSING COSTS OR AN INTEREST RATE BUY-DOWN! Updated 3-Bed in Peaceful Quinlan! Enjoy new energy-efficient windows, luxury vinyl flooring, quartz countertops, modern lighting, and brand-new appliances. Detached garage plus a huge shaded backyard—perfect for relaxing or outdoor fun. Move-in ready and close to local amenities—come see it to believe it!

15. 2026-01-20
    listed $199,000 Active 410-char remark

    Show marketing remark (410 chars)

    SPECIAL INCENTIVE: GET A $2,000 CREDIT TOWARDS CLOSING COSTS OR AN INTEREST RATE BUY-DOWN! Updated 3-Bed in Peaceful Quinlan! Enjoy new energy-efficient windows, luxury vinyl flooring, quartz countertops, modern lighting, and brand-new appliances. Detached garage plus a huge shaded backyard—perfect for relaxing or outdoor fun. Move-in ready and close to local amenities—come see it to believe it!

16. 2025-11-30
    historical
17. 2025-09-23
    price $197,000
18. 2025-08-13
    listed $199,999 Active
19. 2022-10-13
    price $199,500
20. 2022-09-29
    price $199,900
21. 2022-09-11
    listed $209,000 Active
22. 2022-06-22
    soldstatus
23. 2022-06-21
    soldstatus Closed
24. 2022-06-06
    status Pending
25. 2022-05-16
    listed $149,000 Active
26. 2022-05-12
    historical
27. 2022-04-11
    listed $149,500
28. 2017-10-23
    soldstatus
29. 2017-10-20
    soldstatus Sold
30. 2017-10-02
    status Pending
31. 2017-09-20
    historical Active Option Contract
32. 2017-09-08
    listed $69,900 Active
33. 2016-08-08
    soldstatus
34. 2016-08-05
    soldstatus Sold
35. 2016-07-19
    status Pending
36. 2016-07-12
    price $69,900
37. 2016-06-23
    listed $73,900 Active
38. 1998-08-31
    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: $2,936 · $245/mo
• Projected year-2 tax: $3,459 · $288/mo
• Expected delta: +$523/yr (+$44/mo · 17.8%)

ⓘ 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 5/10 Major
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,051
• − Mortgage interest: −$10,587
• − Property taxes: −$2,936
• − Insurance: −$945
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$5,498
• Taxable loss: −$3,123
• Est. tax savings @ 24.0%: +$749
• After-tax cash flow: $816/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 — Quinlan

• Score: 64/100
• State rank: #746
• US rank: #13776

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quinlan, 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

+163.9% since first listed

25 events — show timeline

• 2026-04-22 Price Changed $195,000 NTREIS
• 2026-01-20 Listed $199,000 NTREIS
• 2025-11-30 Listing Removed — NTREIS
• 2025-09-23 Price Changed $197,000 NTREIS
• 2025-08-13 Listed $199,999 NTREIS
• 2022-10-13 Price Changed $199,500 NTREIS
• 2022-09-29 Price Changed $199,900 NTREIS
• 2022-09-11 Listed $209,000 NTREIS
• 2022-06-22 Sold (Public Records) — Public Records
• 2022-06-21 Sold (MLS) — NTREIS
• 2022-06-06 Pending — NTREIS
• 2022-05-16 Listed $149,000 NTREIS
• 2022-05-12 Listing Removed — NTREIS
• 2022-04-11 Listed $149,500 NTREIS
• 2017-10-23 Sold (Public Records) — Public Records
• 2017-10-20 Sold (MLS) — NTREIS
• 2017-10-02 Pending — NTREIS
• 2017-09-20 Contingent — NTREIS
• 2017-09-08 Listed $69,900 NTREIS
• 2016-08-08 Sold (Public Records) — Public Records
• 2016-08-05 Sold (MLS) — NTREIS
• 2016-07-19 Pending — NTREIS
• 2016-07-12 Price Changed $69,900 NTREIS
• 2016-06-23 Listed $73,900 NTREIS
• 1998-08-31 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,936 · +4.0% YoY. Source: county tax records.