1200 SE 12th Ave · Mineral Wells, TX 76067

$100,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 3 Days on market

Built 1961 10,018 sqft lot $116/sqft · 38% below area

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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).

• Cash flow +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +6.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of potential in this charming move-in ready home in Mineral Wells. Close to town but still has that country feel! Perfect for a first time homebuyer or it would make a great investment property. There is a separate building in the back with a restroom that could easily be additional living space. Nice quiet neighborhood with a large backyard. Lots of storage, wood floors and central heat and air. Easy access to highways 180 and 281. Come see this one today!

Key facts

• Room to park boat
• Good size yard
• Room to park rv

Tags

• GOOD SIZE YARD
• TWO STORAGE SHEDS
• CARPORT
• ROOM TO PARK RV
• ROOM TO PARK BOAT

Property features AI

Exterior

• Parking: Carport; Additional parking; RV carport and RV parking/access
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level
• Construction: Vinyl siding; Pillar/post/pier foundation
• Exterior features: Chain link fencing; Corner lot; Storage structure on property

Interior

• Kitchen: Oven; Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fans; Natural gas heating
• Interior features: Oven; Microwave

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $51k (49.2% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $51k (49.2% below list) — sets the bar for cash-flow.
• Cap rate 8.1% vs local median 2.8% in Mineral Wells — 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 72/100 on livability (#278 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D, amenities F.
• Mineral Wells ISD (town): math 30% / reading 30% proficiency, ranked #636 of 826 in TX (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mineral Wells El (math 36% / reading 28%, grade F, #2,268 of 4,322 statewide, top 55%, 1,915 students, 79% FRL); Mineral Wells J H (math 26% / reading 31%, grade F, #1,122 of 1,662 statewide, top 69%, 498 students, 75% FRL); Mineral Wells H S (math 15% / reading 33%, grade F, #1,333 of 1,632 statewide, top 82%, 920 students, 74% FRL) — zoned schools average 76% FRL vs 58% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 279 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 27 units permitted in Palo Pinto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Palo Pinto County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,840 (49.2% 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. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.16% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.35%
• DSCR: 1.28
• GRM: 7.2

CMA / ARV

• ARV (median comp): $222,369
• List price: $100,000
• Delta: -46.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 SE 2nd Ave	0.59mi	2/1.0	820 (-5%)	1mo	$110,000	$134	63
712 SE 18th St	0.40mi	2/2.0	936 (+8%)	1mo	$174,900	$187	62
1405 SE 13th St	0.15mi	3/1.5 (+1)	978 (+13%)	7mo	$159,000	$163	58
216 8th St	0.70mi	3/1.0 (+1)	864 (0%)	7mo	$109,000	$126	56
603 SE 2nd St	0.63mi	2/1.0	888 (+3%)	15mo	$93,500	$105	54
2109 SE 18th St	0.66mi	2/1.0	918 (+6%)	13mo	$99,500	$108	48
2006 20th St	0.70mi	2/1.0	989 (+14%)	4mo	$60,000	$61	40
805 NE 1st St	0.73mi	3/1.0 (+1)	975 (+13%)	23mo	$185,000	$190	20

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: -37.6%
• Equity multiple: -0.20×
• Total profit: $-33,602
• Equity at exit: $14,910

10-year hold

• IRR: -51.1%
• Equity multiple: -0.81×
• Total profit: $-50,757
• Equity at exit: $8,646

Cash invested: $28,000 (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 76067

• Active inventory: 279
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,159 high
• Mortgage (P&I): −$524
• Tax from tax record: −$201 /mo · $2,411/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-278

Break-even live

Break-even rent $1,511

Max offer price $50,840

Occupancy floor —

Sensitivity live

Price	-10% $-222	-5% $-250	+0% $-278	+5% $-307	+10% $-335
Rent	-10% $-370	-5% $-324	+0% $-278	+5% $-233	+10% $-187
Rate	-1.0pp $-228	-0.5pp $-253	base $-278	+0.5pp $-304	+1.0pp $-331

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 SE 15th St Unit 1101 Mineral Wells, TX	1.0	1.0	595	$895	$1.50	4d	1	0.21mi
1912 SE 15th St Mineral Wells, TX	3.0	1.5	1043	$1,700	$1.63	26d	1	0.49mi
3001 NE 2nd St Mineral Wells, TX	1.0–3.0	1.0–2.0	909	$1,062	$1.17	0d	10	1.24mi
707 NW 4th Ave #103 Mineral Wells, TX	1.0	1.0	590	$1,025	$1.74	45d	1	1.26mi
707 NW 4th Ave Unit 202 Mineral Wells, TX	1.0	1.5	878	$1,150	$1.31	45d	1	1.26mi

Listing history 19 events

1. 2026-06-21
   days on market $100,000 Active 3 DOM
2. 2026-06-18
   pricedays on marketlisting id $100,000 Active 1 DOM
3. 2026-05-31
   days on market $120,000 Active 141 DOM
4. 2026-05-31
   days on market $120,000 Active 140 DOM
5. 2026-05-19
   price $120,000 1445-char remark
6. 2026-04-29
   price $130,000 1445-char remark
7. 2026-04-12
   price $145,000 1445-char remark
8. 2026-01-10
   listed $150,000 Active 1445-char remark
9. 2017-06-23
   soldstatus
10. 2017-06-13
    soldstatus Sold 467-char remark

    Show marketing remark (467 chars)

    Lots of potential in this charming move-in ready home in Mineral Wells. Close to town but still has that country feel! Perfect for a first time homebuyer or it would make a great investment property. There is a separate building in the back with a restroom that could easily be additional living space. Nice quiet neighborhood with a large backyard. Lots of storage, wood floors and central heat and air. Easy access to highways 180 and 281. Come see this one today!

11. 2017-05-24
    historical Active Kick-Out 467-char remark

    Show marketing remark (467 chars)

    Lots of potential in this charming move-in ready home in Mineral Wells. Close to town but still has that country feel! Perfect for a first time homebuyer or it would make a great investment property. There is a separate building in the back with a restroom that could easily be additional living space. Nice quiet neighborhood with a large backyard. Lots of storage, wood floors and central heat and air. Easy access to highways 180 and 281. Come see this one today!

12. 2017-04-14
    price $50,000 467-char remark

    Show marketing remark (467 chars)

    Lots of potential in this charming move-in ready home in Mineral Wells. Close to town but still has that country feel! Perfect for a first time homebuyer or it would make a great investment property. There is a separate building in the back with a restroom that could easily be additional living space. Nice quiet neighborhood with a large backyard. Lots of storage, wood floors and central heat and air. Easy access to highways 180 and 281. Come see this one today!

13. 2017-03-24
    price $53,000 467-char remark

    Show marketing remark (467 chars)

    Lots of potential in this charming move-in ready home in Mineral Wells. Close to town but still has that country feel! Perfect for a first time homebuyer or it would make a great investment property. There is a separate building in the back with a restroom that could easily be additional living space. Nice quiet neighborhood with a large backyard. Lots of storage, wood floors and central heat and air. Easy access to highways 180 and 281. Come see this one today!

14. 2017-03-08
    listed $58,000 Active 467-char remark

    Show marketing remark (467 chars)

    Lots of potential in this charming move-in ready home in Mineral Wells. Close to town but still has that country feel! Perfect for a first time homebuyer or it would make a great investment property. There is a separate building in the back with a restroom that could easily be additional living space. Nice quiet neighborhood with a large backyard. Lots of storage, wood floors and central heat and air. Easy access to highways 180 and 281. Come see this one today!

15. 2017-03-06
    historical
16. 2017-02-16
    listed $65,000 Active
17. 2016-12-20
    soldstatus
18. 1990-03-30
    soldstatus
19. 1987-05-05
    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: $2,411 · $201/mo
• Projected year-2 tax: $2,411 · $201/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $13,903
• − Mortgage interest: −$5,602
• − Property taxes: −$2,411
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$2,909
• Taxable loss: −$4,862
• Est. tax savings @ 24.0%: +$1,167
• After-tax cash flow: $-2,173/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: Mineral Wells ISD
• NCES district ID: 4830950
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $40,027
• Composite: 25.26/100
• National rank: #7500
• State rank: #636 of 826 in TX

Livability — Mineral Wells

• Score: 72/100
• State rank: #278
• US rank: #6474

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mineral Wells, TX
• County: Palo Pinto County · 21,080 people
• City population: 21,080
• Metro: Mineral Wells, TX
• Population (ZIP): 21,080
• Household income: $62,190
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 745.0

Population outlook (Palo Pinto County) Hauer SSP2

• Today (2025): 27,500 people
• By 2030: 27,079 · -1.5%
• By 2040: 26,135 · -5.0%
• By 2050: 25,215 · -8.3%
• By 2075: 23,416 · -14.9%
• By 2100: 20,300 · -26.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 22% Two or more races 9% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 4% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 13% Other Indo-European 1%

Political lean MEDSL · Palo Pinto

• 2024 margin: Solid R (+67.1) · D 16.1% · R 83.2%
• 2008→2024 swing: -18.9pp toward R · 2008: -48.2pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+64.1 2016: R+64.1 2012: R+59.8 2008: R+48.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -134.09%
• Current HPI: 240.3647
• Rent YoY: —
• Metro: Mineral Wells, 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

+53.8% since first listed

17 events — show timeline

• 2026-06-16 Listed $100,000 AARMLS
• 2026-05-31 Listing Removed — NTREIS
• 2026-05-19 Price Changed $120,000 NTREIS
• 2026-04-29 Price Changed $130,000 NTREIS
• 2026-04-12 Price Changed $145,000 NTREIS
• 2026-01-10 Listed $150,000 NTREIS
• 2017-06-23 Sold (Public Records) — Public Records
• 2017-06-13 Sold (MLS) — NTREIS
• 2017-05-24 Contingent — NTREIS
• 2017-04-14 Price Changed $50,000 NTREIS
• 2017-03-24 Price Changed $53,000 NTREIS
• 2017-03-08 Listed $58,000 NTREIS
• 2017-03-06 Listing Removed — NTREIS
• 2017-02-16 Listed $65,000 NTREIS
• 2016-12-20 Sold (Public Records) — Public Records
• 1990-03-30 Sold (Public Records) — Public Records
• 1987-05-05 Sold (Public Records) — Public Records

Property tax history

+10.4%/yr

Latest (2025): $2,411 · +10.4% YoY. Source: county tax records.