211 Condor Pass · Caddo Mills, TX 75135

$269,900

4 bd · 2.0 ba · 1,826 sqft · SingleFamily public records · 53 Days on market

Built 2023 Good condition 7,492 sqft lot 2-car garage $148/sqft · 8% below area Est $292k · 8% under $40/mo HOA · 2% of rent

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Why this score? — see what drove the D- 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 +10.9/15.0
• Cash flow +6.3/30.0
• Schools +6.3/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

PHOTOS COMING SOON! Welcome to 211 Condor Pass in Caddo Mills, a beautifully maintained home offering the perfect blend of comfort, function, and small-town Texas charm. Only 3 years young and located in the desirable community of Caddo Mills, this residence features a thoughtfully designed open-concept layout that seamlessly connects the living, dining, and kitchen areas—ideal for both everyday living and entertaining. The kitchen serves as the heart of the home, offering ample cabinetry, efficient workspace, and a layout that keeps you engaged with the main living area.

Key facts

• Green space
• Pond
• Community pool

Tags

• COMMUNITY POOL
• WALKING TRAILS
• GREEN SPACE
• POND
• SPLASH PAD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-477 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (31.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (20.4% below list).
• Recommended offer: $186k (31.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 73/100 on livability (#216 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Caddo Mills ISD (rural): math 59% / reading 59% proficiency, ranked #60 of 826 in TX (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Kathryn Griffis El (math 62% / reading 64%, grade B, #300 of 4,322 statewide, top 7%, 568 students, 34% FRL); Caddo Mills Middle (math 51% / reading 53%, grade C+, #301 of 1,662 statewide, top 19%, 416 students, 28% FRL); Caddo Mills H S (math 72% / reading 77%, grade B+, #82 of 1,632 statewide, top 6%, 681 students, 28% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: 605 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 103d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 81% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $185,552 (31.3% 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. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 4.17%
• Cash-on-cash: -7.58%
• DSCR: 0.66
• GRM: 10.5

CMA / ARV

• ARV (median comp): $292,138
• List price: $269,900
• Delta: -7.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Condor Pass	0.21mi	4/2.0	1,830 (+0%)	7mo	$267,999	$146	84
501 Carthage St	0.35mi	4/2.0	1,831 (+0%)	1mo	$288,490	$158	82
500 Carthage St	0.34mi	4/2.0	1,935 (+6%)	2mo	$294,490	$152	72
507 Carthage St	0.37mi	4/2.0	1,935 (+6%)	1mo	$290,490	$150	72
200 Calico Ln	0.32mi	4/2.0	2,011 (+10%)	4mo	$299,000	$149	64
504 Carthage St	0.35mi	4/2.0	2,017 (+10%)	3mo	$299,990	$149	64
127 Longhorn Pass	0.33mi	4/2.0	2,023 (+11%)	3mo	$295,000	$146	64
514 Carthage St	0.39mi	4/2.0	2,017 (+10%)	5mo	$338,990	$168	60
513 Carthage St	0.39mi	4/3.0	2,060 (+13%)	3mo	$304,490	$148	54
506 Carthage St	0.36mi	4/3.0	2,060 (+13%)	5mo	$333,490	$162	54
167 Mockingbird Way	0.54mi	4/2.0	2,017 (+10%)	6mo	$289,000	$143	53
213 Pintail Dr	0.73mi	4/2.0	2,012 (+10%)	4mo	$289,000	$144	46

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: -29.4%
• Equity multiple: 0.02×
• Total profit: $-73,924
• Equity at exit: $40,243

10-year hold

• IRR: -29.5%
• Equity multiple: -0.36×
• Total profit: $-102,628
• Equity at exit: $23,336

Cash invested: $75,572 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 69 active · 16 under contract
• Months of supply: 37.6 mo (3%/mo absorbed)
• Median asking: $294,990 ($161/sqft)
• Median days on market: 74 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: -0.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75135

• Home prices YoY: -13.5%
• Active inventory: 605
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,148 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$606 /mo · $7,274/yr
• Insurance: −$112
• HOA: −$40
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-477

Break-even live

Break-even rent $2,752

Max offer price $185,552

Occupancy floor —

Sensitivity live

Price	-10% $-325	-5% $-401	+0% $-477	+5% $-554	+10% $-630
Rent	-10% $-647	-5% $-562	+0% $-477	+5% $-393	+10% $-308
Rate	-1.0pp $-342	-0.5pp $-409	base $-477	+0.5pp $-547	+1.0pp $-619

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: $67,475
• Closing costs: $8,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Timber Dr Caddo Mills, TX	4.0	2.0	1826	$2,095	$1.15	6d	1	0.07mi
116 Kiskadee Trl Caddo Mills, TX	4.0	2.0	2018	$1,995	$0.99	124d	1	0.17mi
210 Calico Ln Caddo Mills, TX	4.0	2.0	2012	$2,350	$1.17	102d	1	0.30mi
509 Range Rd Caddo Mills, TX	4.0	3.0	2060	$2,500	$1.21	142d	1	0.31mi
132 Whitetail Way Caddo Mills, TX	3.0	2.0	1780	$2,400	$1.35	153d	1	0.40mi
151 Coyote Trl Caddo Mills, TX	3.0	2.0	1738	$2,350	$1.35	63d	1	0.40mi
152 Whitetail Way Caddo Mills, TX	4.0	2.0	1826	$1,900	$1.04	96d	1	0.48mi
176 Mockingbird Way Caddo Mills, TX	4.0	2.0	2035	$1,995	$0.98	93d	1	0.56mi
187 Longhorn Pass Caddo Mills, TX	4.0	2.0	2003	$2,195	$1.10	146d	1	0.57mi
221 Longhorn Pass Caddo Mills, TX	4.0	2.0	2010	$1,950	$0.97	109d	1	0.61mi
221 Longhorn Pass Caddo Mills, TX	4.0	2.0	2014	$2,000	$0.99	123d	1	0.61mi
218 Whitetail Way Caddo Mills, TX	3.0	2.0	1735	$2,195	$1.27	184d	1	0.64mi
125 Smarty Jones St Caddo Mills, TX	4.0	2.0	1690	$2,100	$1.24	10d	1	1.25mi
157 Silver Charm Ln Caddo Mills, TX	4.0	3.0	2097	$2,200	$1.05	65d	1	1.36mi
202 Ashbrook Dr Caddo Mills, TX	4.0	2.5	2120	$2,100	$0.99	0d	1	1.43mi
103 Whirlway Ln Caddo Mills, TX	4.0	2.0	1801	$1,795	$1.00	75d	1	1.48mi

Property features AI

Finance

• Other: Special taxing entities apply
• Financial info: Association fee $480 annually
• HOA & community: Mandatory associationAnnual HOA feeHOA provides maintenance of grounds and full use of community facilitiesHOA management: NMI

Exterior

• Parking: Attached 2-car garage with two covered spacesGarage faces front with single 2-car doorGarage door openerDrivewayNo carport spaces
• Utilities: City waterCity sewerProperty in a municipal utility district
• Home design: Single-family residenceResidential propertyOne storyBuilt in 2023Preowned
• Construction: Brick and rock/stone exteriorComposition roofSlab foundation
• Exterior features: Less than 0.5-acre lotSubdivision: Trailstone Ph 4Trailstone neighborhood entrance off FM 36

Interior

• Kitchen: Granite countertopsKitchen islandBuilt-in cabinetsWalk-in pantryBreakfast barDishwasherGarbage disposal
• Bedrooms: 4 bedrooms, all on the main levelPrimary bedroom with ensuite bathSplit-bedroom plan
• Bathrooms: 2 full bathroomsPrimary bathroom with dual sinks and natural stone/granite-type finishes
• Heating & cooling: Central heatingCentral electric air conditioningCeiling fans
• Interior features: Kitchen islandWalk-in closet(s)Window coveringsOne-level layout9 rooms total (living/dining/kitchen/bedrooms/bathrooms/laundry)
• Laundry & utility: Main-level laundry room

Listing history 50 events

1. 2026-11-08
   days on market $269,900 Active 53 DOM
2. 2026-11-07
   days on market $269,900 Active 52 DOM
3. 2026-11-06
   days on market $269,900 Active 51 DOM
4. 2026-11-05
   days on market $269,900 Active 50 DOM
5. 2026-11-04
   days on market $269,900 Active 49 DOM
6. 2026-11-02
   price $269,900 Active 47 DOM
7. 2026-11-02
   days on market $289,900 Active 47 DOM
8. 2026-11-01
   days on market $289,900 Active 46 DOM
9. 2026-10-31
   days on market $289,900 Active 45 DOM
10. 2026-10-30
    days on market $289,900 Active 44 DOM
11. 2026-10-29
    days on market $289,900 Active 43 DOM
12. 2026-10-28
    days on market $289,900 Active 42 DOM
13. 2026-10-27
    days on market $289,900 Active 41 DOM
14. 2026-10-26
    days on market $289,900 Active 40 DOM
15. 2026-10-25
    days on market $289,900 Active 39 DOM
16. 2026-10-24
    days on market $289,900 Active 38 DOM
17. 2026-10-23
    days on market $289,900 Active 37 DOM
18. 2026-10-22
    days on market $289,900 Active 36 DOM
19. 2026-10-21
    days on market $289,900 Active 35 DOM
20. 2026-10-20
    days on market $289,900 Active 34 DOM
21. 2026-10-19
    days on market $289,900 Active 33 DOM
22. 2026-10-18
    days on market $289,900 Active 32 DOM
23. 2026-10-17
    days on market $289,900 Active 31 DOM
24. 2026-10-16
    days on market $289,900 Active 30 DOM
25. 2026-10-15
    days on market $289,900 Active 29 DOM
26. 2026-10-14
    days on market $289,900 Active 28 DOM
27. 2026-10-13
    days on market $289,900 Active 27 DOM
28. 2026-10-12
    days on market $289,900 Active 26 DOM
29. 2026-10-11
    days on market $289,900 Active 25 DOM
30. 2026-10-10
    days on market $289,900 Active 24 DOM
31. 2026-10-09
    days on market $289,900 Active 23 DOM
32. 2026-10-08
    days on market $289,900 Active 22 DOM
33. 2026-10-07
    days on market $289,900 Active 21 DOM
34. 2026-10-06
    days on market $289,900 Active 20 DOM
35. 2026-10-05
    days on market $289,900 Active 19 DOM
36. 2026-10-04
    days on market $289,900 Active 18 DOM
37. 2026-10-03
    days on market $289,900 Active 17 DOM
38. 2026-10-02
    days on market $289,900 Active 16 DOM
39. 2026-10-01
    days on market $289,900 Active 15 DOM
40. 2026-09-30
    days on market $289,900 Active 14 DOM
41. 2026-09-29
    days on market $289,900 Active 13 DOM
42. 2026-09-28
    days on market $289,900 Active 12 DOM
43. 2026-09-27
    days on market $289,900 Active 11 DOM
44. 2026-09-26
    days on market $289,900 Active 10 DOM
45. 2026-09-25
    days on market $289,900 Active 9 DOM
46. 2026-09-24
    days on market $289,900 Active 8 DOM
47. 2026-09-23
    days on market $289,900 Active 7 DOM
48. 2026-09-22
    days on market $289,900 Active 6 DOM
49. 2026-09-21
    days on market $289,900 Active 5 DOM
50. 2026-09-20
    days on market $289,900 Active 4 DOM

ⓘ 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: $7,274 · $606/mo
• Projected year-2 tax: $7,274 · $606/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,770
• − Mortgage interest: −$15,119
• − Property taxes: −$7,274
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,062
• − Management: −$2,062
• − HOA: −$480
• − Depreciation: −$7,852
• Taxable loss: −$10,427
• Est. tax savings @ 24.0%: +$2,502
• After-tax cash flow: $-3,227/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $9,130–$27,390 screening

This well-maintained, 3-year-old single-family home in Caddo Mills offers a good condition with a good ROI potential for both resale and rental. It features a modern kitchen, hardwood floors, and a well-maintained exterior. Consider painting, landscaping, and smart home features to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 63/100

Zoned Schools

Elementary Kathryn Griffis El B TX #300/4,322 Nat'l #5,998/41,679 Middle Caddo Mills Middle C+ TX #301/1,662 Nat'l #3,033/14,009 High Caddo Mills H S B+ TX #82/1,632 Nat'l #1,629/17,239

Schools (NCES district)

• District: Caddo Mills ISD
• NCES district ID: 4812390
• Math proficiency: 59% ▼ -6.00%
• Reading proficiency: 59% ▬ 0.00%
• Median HH income: $65,383
• Composite: 51.73/100
• National rank: #1684
• State rank: #60 of 826 in TX

B Composite livability gradescore 73/100

Livability — Caddo Mills

• Score: 73/100
• State rank: #216
• US rank: #5332

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hunt · 97,090 people
• City population: 10,265
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 10,265
• Household income: $95,428
• Rent vs Own: 13.0% rent · 87.0% own
• Severe rent burden: 20% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 24% Two or more races 14% Black 3%
• Hispanic origin (detail): Mexican 21% Cuban 2%
• Languages at home: 84% English-only · Spanish 13% Korean 1% German/W. Germanic 1%

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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: ▼ -43.07%
• Current HPI: 275.2189
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Other: Special taxing entities apply
• Financial info: Association fee $480 annually
• HOA & community: Mandatory associationAnnual HOA feeHOA provides maintenance of grounds and full use of community facilitiesHOA management: NMI

Exterior

• Parking: Attached 2-car garage with two covered spacesGarage faces front with single 2-car doorGarage door openerDrivewayNo carport spaces
• Utilities: City waterCity sewerProperty in a municipal utility district
• Home design: Single-family residenceResidential propertyOne storyBuilt in 2023Preowned
• Construction: Brick and rock/stone exteriorComposition roofSlab foundation
• Exterior features: Less than 0.5-acre lotSubdivision: Trailstone Ph 4Trailstone neighborhood entrance off FM 36

Interior

• Kitchen: Granite countertopsKitchen islandBuilt-in cabinetsWalk-in pantryBreakfast barDishwasherGarbage disposal
• Bedrooms: 4 bedrooms, all on the main levelPrimary bedroom with ensuite bathSplit-bedroom plan
• Bathrooms: 2 full bathroomsPrimary bathroom with dual sinks and natural stone/granite-type finishes
• Heating & cooling: Central heatingCentral electric air conditioningCeiling fans
• Interior features: Kitchen islandWalk-in closet(s)Window coveringsOne-level layout9 rooms total (living/dining/kitchen/bedrooms/bathrooms/laundry)
• Laundry & utility: Main-level laundry room

Price history

+3.5% since first listed

4 events — show timeline

• 2026-09-16 Listed $289,900 NTREIS
• 2026-08-11 Sold (Public Records) — Public Records
• 2026-07-25 Listing Removed — NTREIS
• 2026-04-01 Listed $279,999 NTREIS

Property tax history

+86.5%/yr

Latest (2026): $7,274 · -3.5% YoY. Source: county tax records.