207 Grass Knoll Dr · Hideaway, TX 75771

$179,900

2 bd · 1.5 ba · 1,560 sqft · SingleFamily public records · 93 Days on market

Built 1973 0.37 ac lot $115/sqft · 35% below area Est $276k · 35% under $340/mo HOA · 19% of rent ↓ 10% since listing

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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 +15.0/15.0
• Cash flow +7.6/30.0
• Schools +5.9/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OTENTIAL POTENTIAL ! Here's your chance to grab a diamond in the rough nestled in the charming community of Hideaway, Texas. This 1,560 square foot home is brimming with untapped potential, just waiting for someone with vision to make it truly shine. Step inside to discover two flexible living spaces that flow naturally through the home. Need a third bedroom instead? The layout easily accommodates that conversion, giving you the freedom to customize this place to fit your lifestyle perfectly. It's a blank canvas with solid bones, the kind of opportunity savvy buyers dream about. Outside is where things really get exciting. A covered back porch sets the stage for lazy weekend mornings, while a dedicated side area is practically begging for your favorite grill setup. The showstopper? A massive covered outdoor space that's ideal for hosting legendary gatherings, setting up a workshop, or creating the ultimate storage solution. An attached carport leads to a shop area, adding even more functional square footage to the property. The generous lot gives you room to breathe and expand your outdoor vision however you see fit. Located just a short stroll from Andy Waters Park and within reach of Lindale ISD schools, the neighborhood offers that peaceful small-town feel with everyday conveniences nearby. Don't wait for someone else to see what this property could become. Schedule your showing today and start dreaming big.

Key facts

• Generous lot
• Attached carport
• Shop area

Tags

• COVERED BACK PORCH
• DEDICATED SIDE AREA
• MASSIVE COVERED OUTDOOR SPACE
• ATTACHED CARPORT
• SHOP AREA
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (2.7% below list).
• Recommended offer: $142k (21.0% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 1.9% in Hideaway — 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 73/100 on livability (#201 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety D-.
• Lindale ISD (town): math 71% / reading 66% proficiency, ranked #20 of 826 in TX (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Velma Penny El (math 67% / reading 67%, grade B+, #199 of 4,322 statewide, top 5%, 541 students, 48% FRL); E J Moss Int (math 66% / reading 59%, grade B+, #128 of 1,662 statewide, top 8%, 981 students, 45% FRL); Lindale H S (math 79% / reading 75%, grade A-, #60 of 1,632 statewide, top 4%, 1,265 students, 38% FRL).
• Market conditions: 640 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,043 (21.0% 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 93 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.97% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.11%
• DSCR: 0.77
• GRM: 8.6

CMA / ARV

• ARV (median comp): $276,176
• List price: $179,900
• Delta: -34.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Pinewood Ln	0.10mi	3/1.0 (+1)	1,368 (-12%)	1mo	$230,000	$168	67
240 Hideaway Ln E	0.36mi	2/2.0	1,550 (-1%)	21mo	$279,900	$181	63
221 Treetop Ln	0.19mi	3/2.0 (+1)	1,513 (-3%)	20mo	$249,000	$165	62
206 Fairlawn Dr	0.36mi	3/2.0 (+1)	1,650 (+6%)	15mo	$327,000	$198	54
322 Lonestar Ln	0.44mi	3/2.0 (+1)	1,680 (+8%)	16mo	$195,000	$116	46
324 Highlander Hts	0.57mi	3/2.0 (+1)	1,709 (+10%)	6mo	$189,900	$111	45
315 Highlander Hts	0.50mi	3/2.0 (+1)	1,671 (+7%)	22mo	$279,900	$168	39

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: -24.8%
• Equity multiple: 0.16×
• Total profit: $-42,556
• Equity at exit: $26,824

10-year hold

• IRR: -20.0%
• Equity multiple: -0.06×
• Total profit: $-53,641
• Equity at exit: $15,554

Cash invested: $50,372 (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 75771

• Home prices YoY: -30.6%
• Active inventory: 640
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,751 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$239 /mo · $2,867/yr
• Insurance: −$75
• HOA: −$340
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-214

Break-even live

Break-even rent $2,022

Max offer price $142,043

Occupancy floor —

Sensitivity live

Price	-10% $-112	-5% $-163	+0% $-214	+5% $-265	+10% $-316
Rent	-10% $-353	-5% $-283	+0% $-214	+5% $-145	+10% $-76
Rate	-1.0pp $-124	-0.5pp $-169	base $-214	+0.5pp $-261	+1.0pp $-308

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 Texas Dr Hideaway, TX	3.0	3.0	1512	$2,250	$1.49	15d	1	0.13mi
1360 Bridle Path Ln Lindale, TX	2.0	2.0	1564	$1,800	$1.15	15d	1	0.76mi

HOA detail

• Monthly dues: $340 · $4,080/yr
• Likely covers: water

Listing history 24 events

1. 2026-06-22
   days on market $179,900 Active 93 DOM
2. 2026-06-19
   days on market $179,900 Active 91 DOM
3. 2026-06-18
   days on market $179,900 Active 90 DOM
4. 2026-06-17
   days on market $179,900 Active 89 DOM
5. 2026-06-16
   days on market $179,900 Active 88 DOM
6. 2026-06-15
   days on market $179,900 Active 87 DOM
7. 2026-06-14
   days on market $179,900 Active 85 DOM
8. 2026-06-13
   days on market $179,900 Active 84 DOM
9. 2026-06-10
   days on market $179,900 Active 82 DOM
10. 2026-06-09
    days on market $179,900 Active 81 DOM
11. 2026-06-08
    days on market $179,900 Active 80 DOM
12. 2026-06-07
    days on market $179,900 Active 79 DOM
13. 2026-06-03
    days on market $179,900 Active 75 DOM
14. 2026-06-02
    days on market $179,900 Active 74 DOM
15. 2026-06-01
    days on market $179,900 Active 73 DOM
16. 2026-05-31
    days on market $179,900 Active 72 DOM
17. 2026-05-30
    days on market $179,900 Active 71 DOM
18. 2026-05-07
    price $179,900 1434-char remark

    Show marketing remark (1442 chars)

    POTENTIAL POTENTIAL ! Here's your chance to grab a diamond in the rough nestled in the charming community of Hideaway, Texas. This 1,560-square-foot home is brimming with untapped potential, just waiting for someone with vision to make it truly shine. Step inside to discover two flexible living spaces that flow naturally through the home. Need a third bedroom instead? The layout easily accommodates that conversion, giving you the freedom to customize this place to fit your lifestyle perfectly. It's a blank canvas with solid bones — the kind of opportunity savvy buyers dream about. Outside is where things really get exciting. A covered back porch sets the stage for lazy weekend mornings, while a dedicated side area is practically begging for your favorite grill setup. The showstopper? A massive covered outdoor space that's ideal for hosting legendary gatherings, setting up a workshop, or creating the ultimate storage solution. An attached carport leads to a shop area, adding even more functional square footage to the property. The generous lot gives you room to breathe and expand your outdoor vision however you see fit. Located just a short stroll from Andy Waters Park and within reach of Lindale ISD schools, the neighborhood offers that peaceful small-town feel with everyday conveniences nearby. Don't wait for someone else to see what this property could become. Schedule your showing today and start dreaming big.

19. 2026-05-07
    price $179,900 1442-char remark

    Show marketing remark (1442 chars)

    POTENTIAL POTENTIAL ! Here's your chance to grab a diamond in the rough nestled in the charming community of Hideaway, Texas. This 1,560-square-foot home is brimming with untapped potential, just waiting for someone with vision to make it truly shine. Step inside to discover two flexible living spaces that flow naturally through the home. Need a third bedroom instead? The layout easily accommodates that conversion, giving you the freedom to customize this place to fit your lifestyle perfectly. It's a blank canvas with solid bones — the kind of opportunity savvy buyers dream about. Outside is where things really get exciting. A covered back porch sets the stage for lazy weekend mornings, while a dedicated side area is practically begging for your favorite grill setup. The showstopper? A massive covered outdoor space that's ideal for hosting legendary gatherings, setting up a workshop, or creating the ultimate storage solution. An attached carport leads to a shop area, adding even more functional square footage to the property. The generous lot gives you room to breathe and expand your outdoor vision however you see fit. Located just a short stroll from Andy Waters Park and within reach of Lindale ISD schools, the neighborhood offers that peaceful small-town feel with everyday conveniences nearby. Don't wait for someone else to see what this property could become. Schedule your showing today and start dreaming big.

20. 2026-04-08
    price $194,000 1434-char remark

    Show marketing remark (1442 chars)

    POTENTIAL POTENTIAL ! Here's your chance to grab a diamond in the rough nestled in the charming community of Hideaway, Texas. This 1,560-square-foot home is brimming with untapped potential, just waiting for someone with vision to make it truly shine. Step inside to discover two flexible living spaces that flow naturally through the home. Need a third bedroom instead? The layout easily accommodates that conversion, giving you the freedom to customize this place to fit your lifestyle perfectly. It's a blank canvas with solid bones — the kind of opportunity savvy buyers dream about. Outside is where things really get exciting. A covered back porch sets the stage for lazy weekend mornings, while a dedicated side area is practically begging for your favorite grill setup. The showstopper? A massive covered outdoor space that's ideal for hosting legendary gatherings, setting up a workshop, or creating the ultimate storage solution. An attached carport leads to a shop area, adding even more functional square footage to the property. The generous lot gives you room to breathe and expand your outdoor vision however you see fit. Located just a short stroll from Andy Waters Park and within reach of Lindale ISD schools, the neighborhood offers that peaceful small-town feel with everyday conveniences nearby. Don't wait for someone else to see what this property could become. Schedule your showing today and start dreaming big.

21. 2026-04-08
    price $194,000 1442-char remark

    Show marketing remark (1442 chars)

    POTENTIAL POTENTIAL ! Here's your chance to grab a diamond in the rough nestled in the charming community of Hideaway, Texas. This 1,560-square-foot home is brimming with untapped potential, just waiting for someone with vision to make it truly shine. Step inside to discover two flexible living spaces that flow naturally through the home. Need a third bedroom instead? The layout easily accommodates that conversion, giving you the freedom to customize this place to fit your lifestyle perfectly. It's a blank canvas with solid bones — the kind of opportunity savvy buyers dream about. Outside is where things really get exciting. A covered back porch sets the stage for lazy weekend mornings, while a dedicated side area is practically begging for your favorite grill setup. The showstopper? A massive covered outdoor space that's ideal for hosting legendary gatherings, setting up a workshop, or creating the ultimate storage solution. An attached carport leads to a shop area, adding even more functional square footage to the property. The generous lot gives you room to breathe and expand your outdoor vision however you see fit. Located just a short stroll from Andy Waters Park and within reach of Lindale ISD schools, the neighborhood offers that peaceful small-town feel with everyday conveniences nearby. Don't wait for someone else to see what this property could become. Schedule your showing today and start dreaming big.

22. 2026-03-18
    listed $199,000 Active 1434-char remark

    Show marketing remark (1434 chars)

    OTENTIAL POTENTIAL ! Here's your chance to grab a diamond in the rough nestled in the charming community of Hideaway, Texas. This 1,560 square foot home is brimming with untapped potential, just waiting for someone with vision to make it truly shine. Step inside to discover two flexible living spaces that flow naturally through the home. Need a third bedroom instead? The layout easily accommodates that conversion, giving you the freedom to customize this place to fit your lifestyle perfectly. It's a blank canvas with solid bones, the kind of opportunity savvy buyers dream about. Outside is where things really get exciting. A covered back porch sets the stage for lazy weekend mornings, while a dedicated side area is practically begging for your favorite grill setup. The showstopper? A massive covered outdoor space that's ideal for hosting legendary gatherings, setting up a workshop, or creating the ultimate storage solution. An attached carport leads to a shop area, adding even more functional square footage to the property. The generous lot gives you room to breathe and expand your outdoor vision however you see fit. Located just a short stroll from Andy Waters Park and within reach of Lindale ISD schools, the neighborhood offers that peaceful small-town feel with everyday conveniences nearby. Don't wait for someone else to see what this property could become. Schedule your showing today and start dreaming big.

23. 2026-03-17
    listed $199,000 Active 1442-char remark

    Show marketing remark (1442 chars)

    POTENTIAL POTENTIAL ! Here's your chance to grab a diamond in the rough nestled in the charming community of Hideaway, Texas. This 1,560-square-foot home is brimming with untapped potential, just waiting for someone with vision to make it truly shine. Step inside to discover two flexible living spaces that flow naturally through the home. Need a third bedroom instead? The layout easily accommodates that conversion, giving you the freedom to customize this place to fit your lifestyle perfectly. It's a blank canvas with solid bones — the kind of opportunity savvy buyers dream about. Outside is where things really get exciting. A covered back porch sets the stage for lazy weekend mornings, while a dedicated side area is practically begging for your favorite grill setup. The showstopper? A massive covered outdoor space that's ideal for hosting legendary gatherings, setting up a workshop, or creating the ultimate storage solution. An attached carport leads to a shop area, adding even more functional square footage to the property. The generous lot gives you room to breathe and expand your outdoor vision however you see fit. Located just a short stroll from Andy Waters Park and within reach of Lindale ISD schools, the neighborhood offers that peaceful small-town feel with everyday conveniences nearby. Don't wait for someone else to see what this property could become. Schedule your showing today and start dreaming big.

24. 1994-04-11
    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: $2,867 · $239/mo
• Projected year-2 tax: $3,292 · $274/mo
• Expected delta: +$425/yr (+$35/mo · 14.8%)

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $21,008
• − Mortgage interest: −$10,077
• − Property taxes: −$2,867
• − Insurance: −$900
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − HOA: −$4,080
• − Depreciation: −$5,233
• Taxable loss: −$5,511
• Est. tax savings @ 24.0%: +$1,323
• After-tax cash flow: $-1,249/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: Lindale ISD
• NCES district ID: 4827510
• Math proficiency: 71% ▼ -2.00%
• Reading proficiency: 66% ▲ 4.00%
• Median HH income: $57,325
• Composite: 58.85/100
• National rank: #974
• State rank: #20 of 826 in TX

Livability — Hideaway

• Score: 73/100
• State rank: #201
• US rank: #5109

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hideaway, TX
• County: Smith County · 180,570 people
• Metro: Tyler, TX
• Population (ZIP): 21,238
• Household income: $93,462
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 166.0

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 6% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.40%
• Current HPI: 200.187
• Rent YoY: —
• Metro: Tyler, 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

-9.6% since first listed

7 events — show timeline

• 2026-05-07 Price Changed $179,900 NTREIS
• 2026-05-07 Price Changed $179,900 GTAR
• 2026-04-08 Price Changed $194,000 NTREIS
• 2026-04-08 Price Changed $194,000 GTAR
• 2026-03-18 Listed $199,000 NTREIS
• 2026-03-17 Listed $199,000 GTAR
• 1994-04-11 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2024): $2,867 · +7.8% YoY. Source: county tax records.