1320 County Road 3702 · Hawk Cove, TX 75474

$85,000

1 bd · 2.0 ba · 432 sqft · SingleFamily public records · 23 Days on market

Built 2019 Poor condition

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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 +24.9/30.0
• Appreciation +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Finish this house, great location, great neighbors. [phone] Leave a message, or Text. . I don& apos; t always answer my phone when Im at work

Key facts

• Built 2019
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $85k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.6% in Hawk Cove — 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 50/100 on livability (#1,499 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities 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).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 23 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.20% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.23%
• DSCR: 1.41
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.0%
• Equity multiple: 3.44×
• Total profit: $57,988
• Equity at exit: $76,575

10-year hold

• IRR: 26.9%
• Equity multiple: 7.79×
• Total profit: $161,667
• Equity at exit: $165,136

Cash invested: $23,800 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$139 /mo · $1,671/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $183

Break-even live

Break-even rent $785

Max offer price $85,000

Occupancy floor 77%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $85,000 Active 23 DOM
2. 2026-06-17
   days on market $85,000 Active 22 DOM
3. 2026-06-16
   days on market $85,000 Active 21 DOM
4. 2026-06-15
   days on market $85,000 Active 20 DOM
5. 2026-06-13
   days on market $85,000 Active 18 DOM
6. 2026-06-09
   days on market $85,000 Active 14 DOM
7. 2026-06-08
   days on market $85,000 Active 13 DOM
8. 2026-06-07
   days on market $85,000 Active 12 DOM
9. 2026-06-04
   days on market $85,000 Active 9 DOM
10. 2026-06-03
    days on market $85,000 Active 8 DOM
11. 2026-06-02
    days on market $85,000 Active 7 DOM
12. 2026-06-01
    days on market $85,000 Active 6 DOM
13. 2026-05-31
    days on market $85,000 Active 5 DOM
14. 2026-05-26
    listed $85,000 Active
15. 2024-12-12
    status Pending
16. 2024-12-12
    historical
17. 2024-09-20
    listed $65,000 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: $1,671 · $139/mo
• Projected year-2 tax: $1,671 · $139/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: $12,205
• − Mortgage interest: −$4,761
• − Property taxes: −$1,671
• − Insurance: −$425
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$2,473
• Taxable income: $922
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $1,975/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 · 1 photo

Poor 20/100 Extensive rehab

This property is in a state of disrepair and requires extensive repairs and renovations to become move-in ready. Significant improvements to the roof, exterior, interior, bathrooms, kitchen, HVAC, and landscaping will increase its resale and rental value.

Repairs flagged

• Major roof — The house appears to be in a state of disrepair, and the roof may need to be replaced.
• Major exterior walls — The house appears to be in a state of disrepair, and the exterior walls may need to be repaired or replaced.
• Major interior walls — The house appears to be in a state of disrepair, and the interior walls may need to be repaired or replaced.
• Major bathrooms — The house appears to be in a state of disrepair, and the bathrooms may need to be completely renovated.
• Major kitchen — The house appears to be in a state of disrepair, and the kitchen may need to be completely renovated.
• Major HVAC/mechanicals — The house appears to be in a state of disrepair, and the HVAC and mechanical systems may need to be completely replaced.
• Major landscaping — The house is surrounded by debris and overgrown vegetation, indicating a lack of maintenance and landscaping.

Value-add opportunities

• Both roof replacement — A new roof will improve the overall appearance and increase the value of the property.
• Both exterior and interior repairs — Repairs to the exterior and interior will improve the overall appearance and increase the value of the property.
• Both bathroom and kitchen renovations — Renovations to the bathrooms and kitchen will improve the functionality and increase the value of the property.
• Both HVAC and mechanical system replacement — A new HVAC and mechanical system will improve the comfort and energy efficiency of the property.
• Both landscaping and curb appeal — A well-maintained landscape will improve the curb appeal and increase the value of the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The house appears to be in a state of disrepair, and the roof may need to be replaced.	Major	$15,000–50,000
exterior walls · The house appears to be in a state of disrepair, and the exterior walls may need to be repaired or replaced.	Major	$15,000–50,000
interior walls · The house appears to be in a state of disrepair, and the interior walls may need to be repaired or replaced.	Major	$15,000–50,000
bathrooms · The house appears to be in a state of disrepair, and the bathrooms may need to be completely renovated.	Major	$15,000–50,000
kitchen · The house appears to be in a state of disrepair, and the kitchen may need to be completely renovated.	Major	$15,000–50,000
HVAC/mechanicals · The house appears to be in a state of disrepair, and the HVAC and mechanical systems may need to be completely replaced.	Major	$15,000–50,000
landscaping · The house is surrounded by debris and overgrown vegetation, indicating a lack of maintenance and landscaping.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both roof replacement — A new roof will improve the overall appearance and increase the value of the property. ↑
• Both exterior and interior repairs — Repairs to the exterior and interior will improve the overall appearance and increase the value of the property. ↑
• Both bathroom and kitchen renovations — Renovations to the bathrooms and kitchen will improve the functionality and increase the value of the property. ↑
• Both HVAC and mechanical system replacement — A new HVAC and mechanical system will improve the comfort and energy efficiency of the property. ↑
• Both landscaping and curb appeal — A well-maintained landscape will improve the curb appeal and increase the value of the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Hawk Cove

• Score: 50/100
• State rank: #1499
• US rank: #25625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+30.8% since first listed

4 events — show timeline

• 2026-05-26 Listed $85,000 FSBO.com
• 2024-12-12 Pending — NTREIS
• 2024-12-12 Listing Removed — NTREIS
• 2024-09-20 Listed $65,000 NTREIS

Property tax history

+9.9%/yr

Latest (2025): $1,671 · +9.7% YoY. Source: county tax records.