1921 Lone Eagle Dr · West Tawakoni, TX 75474

$199,500

3 bd · 2.0 ba · 1,802 sqft · SingleFamily public records · 226 Days on market

Built 1982 0.26 ac lot $111/sqft · 16% below area Est $238k · 16% under ↓ 40% since listing

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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 +19.6/30.0
• ARV discount +14.8/15.0
• Appreciation +10.0/10.0
• DSCR +6.2/10.0
• 1% rule +4.5/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well maintained A-Frame lake home nestled behind privacy 6' chain link-perimeter fence & gated at front. Home has Sabine River Authority lease back land with walking trail leading to cove. Cove has access to Lake Tawakoni when water is in cove. Home offers 3 spacious bedrooms, 2 full baths. The primary bedroom is downstairs. Secondary bedrooms are upstairs and EACH have their own stair case leading to the bedrooms. Both secondary bedrooms have exterior doors to access the 16X20+- wood deck with iron railing for lovely views and relaxing. Upstairs wood deck accessible from exterior stairs off the open back patio with pavers. Kitchen has vinyl plank floors, gas stove & also has electric hook up if desired. Kitchen is centered between a spacious living area & large Den-dining area. 2 FULL baths downstairs; one w-shower, tile floors & walls; the other is larger w jetted tub surrounded by beautiful ceramic tile, BI cabinets & skylight. Great lake home for weekends or permanent lake living!! Must See!

Key facts

• Gated at front
• Lake home
• Upstairs wood deck

Tags

• LAKE HOME
• GATED AT FRONT
• ACCESS TO LAKE TAWAKONI
• WOOD DECK WITH IRON RAILING
• EXTERIOR DOORS TO ACCESS DECK
• UPSTAIRS WOOD DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/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 $189k (5.1% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: schools F, 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; 2 comparable units currently listed for rent nearby; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).
• This rent runs 35% 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 $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $36k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $175,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.95% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (median comp): $238,007
• List price: $199,500
• Delta: -16.18%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1740 Crestway Dr	0.38mi	3/3.0	1,709 (-5%)	21mo	$449,900	$263	52
721 Hemlock Dr	0.44mi	4/2.0 (+1)	1,642 (-9%)	13mo	$285,000	$174	49
905 Crestway Dr	0.46mi	4/2.0 (+1)	1,650 (-8%)	14mo	$274,990	$167	48
907 Crestway Dr	0.46mi	4/2.0 (+1)	1,650 (-8%)	14mo	$274,990	$167	48
248 Shenandoah	0.41mi	4/3.0 (+1)	1,685 (-6%)	23mo	$315,000	$187	42

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: 27.9%
• Equity multiple: 3.21×
• Total profit: $123,338
• Equity at exit: $179,725

10-year hold

• IRR: 24.3%
• Equity multiple: 7.29×
• Total profit: $351,546
• Equity at exit: $387,585

Cash invested: $55,860 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,893 medium
• Mortgage (P&I): −$1,046
• Tax from tax record: −$135 /mo · $1,623/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $231

Break-even live

Break-even rent $1,601

Max offer price $199,500

Occupancy floor 83%

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Dover Dr Unit 1 or 2 West Tawakoni, TX	3.0	2.5	1854	$1,850	$1.00	1d	1	1.09mi
820 Hillside Dr Quinlan, TX	3.0	2.0	1410	$1,800	$1.28	2d	1	1.15mi

Listing history 24 events

1. 2026-06-18
   days on market $199,500 Active 226 DOM
2. 2026-06-17
   days on market $199,500 Active 225 DOM
3. 2026-06-16
   days on market $199,500 Active 224 DOM
4. 2026-06-15
   days on market $199,500 Active 223 DOM
5. 2026-06-13
   days on market $199,500 Active 221 DOM
6. 2026-06-09
   days on market $199,500 Active 217 DOM
7. 2026-06-08
   days on market $199,500 Active 216 DOM
8. 2026-06-07
   days on market $199,500 Active 215 DOM
9. 2026-06-04
   days on market $199,500 Active 212 DOM
10. 2026-06-03
    days on market $199,500 Active 211 DOM
11. 2026-06-02
    days on market $199,500 Active 210 DOM
12. 2026-06-01
    days on market $199,500 Active 209 DOM
13. 2026-05-31
    days on market $199,500 Active 208 DOM
14. 2026-04-14
    price $199,500 1038-char remark

    Show marketing remark (1038 chars)

    Well maintained A-Frame lake home nestled behind privacy 6' chain link-perimeter fence & gated at front. Home has Sabine River Authority lease back land with walking trail leading to cove. Cove has access to Lake Tawakoni when water is in cove. Home offers 3 spacious bedrooms, 2 full baths. The primary bedroom is downstairs. Secondary bedrooms are upstairs and EACH have their own stair case leading to the bedrooms. Both secondary bedrooms have exterior doors to access the 16X20+- wood deck with iron railing for lovely views and relaxing. Upstairs wood deck accessible from exterior stairs off the open back patio with pavers. Kitchen has vinyl plank floors, gas stove & also has electric hook up if desired. Kitchen is centered between a spacious living area & large Den-dining area. 2 FULL baths downstairs; one w-shower, tile floors & walls; the other is larger w jetted tub surrounded by beautiful ceramic tile, BI cabinets & skylight. Great lake home for weekends or permanent lake living!! Must See!

15. 2026-03-25
    price $212,000 1038-char remark

    Show marketing remark (1038 chars)

    Well maintained A-Frame lake home nestled behind privacy 6' chain link-perimeter fence & gated at front. Home has Sabine River Authority lease back land with walking trail leading to cove. Cove has access to Lake Tawakoni when water is in cove. Home offers 3 spacious bedrooms, 2 full baths. The primary bedroom is downstairs. Secondary bedrooms are upstairs and EACH have their own stair case leading to the bedrooms. Both secondary bedrooms have exterior doors to access the 16X20+- wood deck with iron railing for lovely views and relaxing. Upstairs wood deck accessible from exterior stairs off the open back patio with pavers. Kitchen has vinyl plank floors, gas stove & also has electric hook up if desired. Kitchen is centered between a spacious living area & large Den-dining area. 2 FULL baths downstairs; one w-shower, tile floors & walls; the other is larger w jetted tub surrounded by beautiful ceramic tile, BI cabinets & skylight. Great lake home for weekends or permanent lake living!! Must See!

16. 2026-02-20
    price $225,000 1038-char remark

    Show marketing remark (1038 chars)

    Well maintained A-Frame lake home nestled behind privacy 6' chain link-perimeter fence & gated at front. Home has Sabine River Authority lease back land with walking trail leading to cove. Cove has access to Lake Tawakoni when water is in cove. Home offers 3 spacious bedrooms, 2 full baths. The primary bedroom is downstairs. Secondary bedrooms are upstairs and EACH have their own stair case leading to the bedrooms. Both secondary bedrooms have exterior doors to access the 16X20+- wood deck with iron railing for lovely views and relaxing. Upstairs wood deck accessible from exterior stairs off the open back patio with pavers. Kitchen has vinyl plank floors, gas stove & also has electric hook up if desired. Kitchen is centered between a spacious living area & large Den-dining area. 2 FULL baths downstairs; one w-shower, tile floors & walls; the other is larger w jetted tub surrounded by beautiful ceramic tile, BI cabinets & skylight. Great lake home for weekends or permanent lake living!! Must See!

17. 2025-11-04
    listed $235,000 Active 1038-char remark

    Show marketing remark (1038 chars)

    Well maintained A-Frame lake home nestled behind privacy 6' chain link-perimeter fence & gated at front. Home has Sabine River Authority lease back land with walking trail leading to cove. Cove has access to Lake Tawakoni when water is in cove. Home offers 3 spacious bedrooms, 2 full baths. The primary bedroom is downstairs. Secondary bedrooms are upstairs and EACH have their own stair case leading to the bedrooms. Both secondary bedrooms have exterior doors to access the 16X20+- wood deck with iron railing for lovely views and relaxing. Upstairs wood deck accessible from exterior stairs off the open back patio with pavers. Kitchen has vinyl plank floors, gas stove & also has electric hook up if desired. Kitchen is centered between a spacious living area & large Den-dining area. 2 FULL baths downstairs; one w-shower, tile floors & walls; the other is larger w jetted tub surrounded by beautiful ceramic tile, BI cabinets & skylight. Great lake home for weekends or permanent lake living!! Must See!

18. 2025-07-29
    historical
19. 2025-05-17
    price $249,300
20. 2025-03-21
    price $272,000
21. 2025-01-25
    price $282,000
22. 2024-11-11
    price $298,700
23. 2024-10-08
    price $323,000
24. 2024-09-26
    listed $333,000 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: $1,623 · $135/mo
• Projected year-2 tax: $3,651 · $304/mo
• Expected delta: +$2,028/yr (+$169/mo · 125.0%)

ⓘ 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: $22,721
• − Mortgage interest: −$11,175
• − Property taxes: −$1,623
• − Insurance: −$998
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$5,804
• Taxable loss: −$514
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $2,898/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

• Census place: West Tawakoni, 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

-40.1% since first listed

11 events — show timeline

• 2026-04-14 Price Changed $199,500 NTREIS
• 2026-03-25 Price Changed $212,000 NTREIS
• 2026-02-20 Price Changed $225,000 NTREIS
• 2025-11-04 Listed $235,000 NTREIS
• 2025-07-29 Listing Removed — NTREIS
• 2025-05-17 Price Changed $249,300 NTREIS
• 2025-03-21 Price Changed $272,000 NTREIS
• 2025-01-25 Price Changed $282,000 NTREIS
• 2024-11-11 Price Changed $298,700 NTREIS
• 2024-10-08 Price Changed $323,000 NTREIS
• 2024-09-26 Listed $333,000 NTREIS

Property tax history

+0.8%/yr

Latest (2025): $1,623 · +8.7% YoY. Source: county tax records.