10132 Northview Dr · West Tawakoni, TX 75169

$55,000

2 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 5 Days on market

Built 2000 0.29 ac lot $23/mo HOA · 1% of rent

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled near the shores of Lake Tawakoni this 2-bedroom, 2-bathroom home has great potential to be transformed into your lake house, retirement home or investment property. Located on two wooded lots in Panorama Estates, this property is just a short stroll to picturesque Lake Tawakoni for easy access to fishing, boating, and scenic trails. This home is a rare find so seize the chance to shape it into your personalized haven. Lot size is for both lots. Property sold as is.

Key facts

• Boating
• Scenic trails
• Two wooded lots

Tags

• TWO WOODED LOTS
• EASY ACCESS TO FISHING
• BOATING
• SCENIC TRAILS

Property features AI

Finance

• Other: Deed restrictions apply; Property located on or near Lake Tawakoni; Lot soil type: Sandy loam; Lot size approximately 0.29 acre; Will not subdivide
• Financial info: Acceptable financing: Cash or Conventional; No second mortgage indicated
• HOA & community: Mandatory association; Annual HOA fee of $280; HOA covers full use of facilities; HOA managed by Panorama LOA

Exterior

• Parking: No garage; No covered or carport spaces; Off-street parking on unpaved surface; parking outside
• Utilities: Co-op water; Septic system; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property; Multi-parcel (multiple parcel IDs)
• Construction: Built in 2000; Wood construction; Shingle roof; Preowned
• Exterior features: Heavily wooded lot; Sloped terrain; Subdivision setting; Utilities easement present; No fencing

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (both on the main level) — Primary bedroom and one additional bedroom; Living room dimensions 15 x 24; Primary bedroom dimensions 12 x 13; Second bedroom dimensions 10 x 15
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Eat-in kitchen; One living area; One dining area; Total of 3 rooms
• Laundry & utility: No specified laundry appliances

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $774 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Cap rate 23.2% 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: amenities F, commute F, employment 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.
• Zoned schools: D C Cannon El (765 students, 81% FRL) — zoned schools average 81% FRL vs 60% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 284 active listings in the ZIP; 4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 2.89% ✓
• Cap rate: 23.17%
• Cash-on-cash: 60.29%
• DSCR: 3.68
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $228,096
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10180 Torama	0.09mi	2/1.0	1,360 (+5%)	0mo	$35,000	$26	87
10030 Brinwood Dr	0.43mi	3/2.0 (+1)	1,344 (+4%)	9mo	$485,000	$361	57
9952 Briar Cv	0.43mi	3/2.0 (+1)	1,438 (+11%)	2mo	$245,000	$170	51
10095 Comanche	0.63mi	3/2.0 (+1)	1,225 (-6%)	4mo	$215,000	$176	49
9995 Brinwood Dr	0.49mi	3/2.0 (+1)	1,344 (+4%)	24mo	$169,900	$126	42
10032 Brinwood Dr	0.42mi	3/2.0 (+1)	1,120 (-14%)	8mo	$475,000	$424	42

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: 59.1%
• Equity multiple: 3.63×
• Total profit: $40,449
• Equity at exit: $8,201

10-year hold

• IRR: 63.9%
• Equity multiple: 7.43×
• Total profit: $99,022
• Equity at exit: $4,755

Cash invested: $15,400 (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 75169

• Home prices YoY: -15.4%
• Active inventory: 284
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,588 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$147 /mo · $1,758/yr
• Insurance: −$23
• HOA: −$23
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $774

Break-even live

Break-even rent $609

Max offer price $55,000

Occupancy floor 46%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3189 Timberwild Wills Point, TX	3.0	2.0	1216	$1,500	$1.23	1d	1	0.33mi
10481 Private Road 3709 #11 Wills Point, TX	2.0	2.0	930	$1,500	$1.61	1d	1	0.47mi
9874 Lake Shore Dr Wills Point, TX	3.0	2.0	1216	$1,550	$1.27	1d	1	0.55mi
10081 Jacobs Ln Wills Point, TX	3.0	2.0	1824	$2,390	$1.31	1d	1	1.26mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 14 events

1. 2026-06-18
   status $55,000 Pending 5 DOM
2. 2026-06-18
   days on market $55,000 Active 5 DOM
3. 2026-06-17
   days on market $55,000 Active 4 DOM
4. 2026-06-16
   days on market $55,000 Active 3 DOM
5. 2026-06-15
   pricedays on marketlisting id $55,000 Active 2 DOM
6. 2026-06-09
   days on market $65,000 Active 19 DOM
7. 2026-06-08
   days on market $65,000 Active 18 DOM
8. 2026-06-07
   days on market $65,000 Active 17 DOM
9. 2026-06-04
   days on market $65,000 Active 14 DOM
10. 2026-06-03
    days on market $65,000 Active 13 DOM
11. 2026-06-02
    days on market $65,000 Active 12 DOM
12. 2026-06-01
    days on market $65,000 Active 11 DOM
13. 2026-05-31
    days on market $65,000 Active 10 DOM
14. 2026-05-20
    listed $75,000 Active

ⓘ 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: $1,758 · $147/mo
• Projected year-2 tax: $1,758 · $147/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 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: $19,056
• − Mortgage interest: −$3,081
• − Property taxes: −$1,758
• − Insurance: −$275
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − HOA: −$276
• − Depreciation: −$1,600
• Taxable income: $9,017
• Est. tax owed @ 24.0%: −$2,164
• After-tax cash flow: $7,120/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

• Population (ZIP): 15,744

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 15% Two or more races 7% Black 4%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 8%

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: ▼ -45.68%
• Current HPI: 250.2271
• 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

1 event — show timeline

• 2026-05-20 Listed $75,000 NTREIS

Property tax history

+2.2%/yr

Latest (2025): $1,758 · +6.0% YoY. Source: county tax records.