201 Dover Dr · West Tawakoni, TX 75474

$68,000

2 bd · 2.0 ba · 864 sqft · SingleFamily public records · 92 Days on market

Built 1988 7,492 sqft lot $79/sqft · 51% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 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

Looking for your next flip, rental, or weekend retreat? Check out this opportunity at 201 Dover Drive, West Tawakoni, Texas! This property is being sold AS IS and is ready for someone with vision to bring it back to life. With some remodeling, the upside here is undeniable! Property Highlights Spacious lot surrounded by beautiful woods, Large fenced in backyard perfect for privacy & outdoor living, Storage building included for tools, equipment, or extra space. Frequent deer sightings right in your backyard and Located just minutes from the lake ideal for a weekend getaway or full-time living. Whether you’re an investor looking for your next project or a buyer wanting a peaceful retreat near the water, this property checks all the boxes. Priced to SELL opportunities like this don’t come around often!

Key facts

• Fenced in backyard
• Storage building
• Spacious lot

Tags

• SPACIOUS LOT
• FENCED IN BACKYARD
• STORAGE BUILDING
• MINUTES FROM THE LAKE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $62k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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).

Forward outlook

• In year one you build about $7k of equity ($470 loan paydown + $7k 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 92 days — a 9% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $12k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major wind risk, 27% 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 $61,880 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.86% ✓
• Cap rate: 14.30%
• Cash-on-cash: 28.59%
• DSCR: 2.27
• GRM: 4.5

CMA / ARV

• ARV (median comp): $145,831
• List price: $68,000
• Delta: -53.37%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 E State Highway 276	0.53mi	2/1.0	936 (+8%)	16mo	$119,500	$128	44

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: 46.0%
• Equity multiple: 4.47×
• Total profit: $65,992
• Equity at exit: $61,260

10-year hold

• IRR: 39.9%
• Equity multiple: 10.02×
• Total profit: $171,744
• Equity at exit: $132,109

Cash invested: $19,040 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$160 /mo · $1,915/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $454

Break-even live

Break-even rent $689

Max offer price $68,000

Occupancy floor 59%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1901 TX-276 West Tawakoni, TX	1.0	1.0	643	$995	$1.55	10d	1	1.14mi
1901 Texas 276 Unit 10 West Tawakoni, TX	1.0	1.0	643	$999	$1.55	1d	1	1.14mi

Listing history 26 events

1. 2026-06-18
   days on market $68,000 Active 92 DOM
2. 2026-06-17
   days on market $68,000 Active 91 DOM
3. 2026-06-16
   days on market $68,000 Active 90 DOM
4. 2026-06-15
   days on market $68,000 Active 89 DOM
5. 2026-06-13
   days on market $68,000 Active 87 DOM
6. 2026-06-09
   days on market $68,000 Active 83 DOM
7. 2026-06-08
   days on market $68,000 Active 82 DOM
8. 2026-06-07
   days on market $68,000 Active 81 DOM
9. 2026-06-04
   days on market $68,000 Active 78 DOM
10. 2026-06-03
    days on market $68,000 Active 77 DOM
11. 2026-06-02
    days on market $68,000 Active 76 DOM
12. 2026-06-01
    days on market $68,000 Active 75 DOM
13. 2026-05-31
    days on market $68,000 Active 74 DOM
14. 2026-04-28
    price $68,000 827-char remark

    Show marketing remark (827 chars)

    Looking for your next flip, rental, or weekend retreat? Check out this opportunity at 201 Dover Drive, West Tawakoni, Texas! This property is being sold AS IS and is ready for someone with vision to bring it back to life. With some remodeling, the upside here is undeniable! Property Highlights Spacious lot surrounded by beautiful woods, Large fenced in backyard perfect for privacy & outdoor living, Storage building included for tools, equipment, or extra space. Frequent deer sightings right in your backyard and Located just minutes from the lake ideal for a weekend getaway or full-time living. Whether you’re an investor looking for your next project or a buyer wanting a peaceful retreat near the water, this property checks all the boxes. Priced to SELL opportunities like this don’t come around often!

15. 2026-04-08
    price $73,999 827-char remark

    Show marketing remark (827 chars)

    Looking for your next flip, rental, or weekend retreat? Check out this opportunity at 201 Dover Drive, West Tawakoni, Texas! This property is being sold AS IS and is ready for someone with vision to bring it back to life. With some remodeling, the upside here is undeniable! Property Highlights Spacious lot surrounded by beautiful woods, Large fenced in backyard perfect for privacy & outdoor living, Storage building included for tools, equipment, or extra space. Frequent deer sightings right in your backyard and Located just minutes from the lake ideal for a weekend getaway or full-time living. Whether you’re an investor looking for your next project or a buyer wanting a peaceful retreat near the water, this property checks all the boxes. Priced to SELL opportunities like this don’t come around often!

16. 2026-03-18
    listed $79,999 Active 827-char remark

    Show marketing remark (827 chars)

    Looking for your next flip, rental, or weekend retreat? Check out this opportunity at 201 Dover Drive, West Tawakoni, Texas! This property is being sold AS IS and is ready for someone with vision to bring it back to life. With some remodeling, the upside here is undeniable! Property Highlights Spacious lot surrounded by beautiful woods, Large fenced in backyard perfect for privacy & outdoor living, Storage building included for tools, equipment, or extra space. Frequent deer sightings right in your backyard and Located just minutes from the lake ideal for a weekend getaway or full-time living. Whether you’re an investor looking for your next project or a buyer wanting a peaceful retreat near the water, this property checks all the boxes. Priced to SELL opportunities like this don’t come around often!

17. 2018-02-06
    soldstatus
18. 2018-02-05
    soldstatus Sold 365-char remark

    Show marketing remark (365 chars)

    ADORABLE and COZY remodeled home near Lake Tawakoni ready for new owners * Ask about 100% Financing Options * Updated floors, plumbing, electrical, sheetrock, kitchen counters, fixtures, bathrooms, water heater, paint and more * Master bath has river rock floor, barn tin and barn wood trim * Large lot is surrounded by woods * Buyer to verify all information.

19. 2018-01-06
    status Pending 365-char remark

    Show marketing remark (365 chars)

    ADORABLE and COZY remodeled home near Lake Tawakoni ready for new owners * Ask about 100% Financing Options * Updated floors, plumbing, electrical, sheetrock, kitchen counters, fixtures, bathrooms, water heater, paint and more * Master bath has river rock floor, barn tin and barn wood trim * Large lot is surrounded by woods * Buyer to verify all information.

20. 2017-12-31
    historical Active Option Contract 365-char remark

    Show marketing remark (365 chars)

    ADORABLE and COZY remodeled home near Lake Tawakoni ready for new owners * Ask about 100% Financing Options * Updated floors, plumbing, electrical, sheetrock, kitchen counters, fixtures, bathrooms, water heater, paint and more * Master bath has river rock floor, barn tin and barn wood trim * Large lot is surrounded by woods * Buyer to verify all information.

21. 2017-12-18
    listed $65,000 Active 365-char remark

    Show marketing remark (365 chars)

    ADORABLE and COZY remodeled home near Lake Tawakoni ready for new owners * Ask about 100% Financing Options * Updated floors, plumbing, electrical, sheetrock, kitchen counters, fixtures, bathrooms, water heater, paint and more * Master bath has river rock floor, barn tin and barn wood trim * Large lot is surrounded by woods * Buyer to verify all information.

22. 2016-12-21
    soldstatus Sold
23. 2016-12-21
    soldstatus
24. 2016-12-16
    status Pending
25. 2016-12-03
    listed $59,900 Active
26. 2005-12-01
    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: $1,915 · $160/mo
• Projected year-2 tax: $1,915 · $160/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 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: $15,162
• − Mortgage interest: −$3,809
• − Property taxes: −$1,915
• − Insurance: −$340
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$1,978
• Taxable income: $4,694
• Est. tax owed @ 24.0%: −$1,126
• After-tax cash flow: $4,317/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

+13.5% since first listed

13 events — show timeline

• 2026-04-28 Price Changed $68,000 NTREIS
• 2026-04-08 Price Changed $73,999 NTREIS
• 2026-03-18 Listed $79,999 NTREIS
• 2018-02-06 Sold (Public Records) — Public Records
• 2018-02-05 Sold (MLS) — NTREIS
• 2018-01-06 Pending — NTREIS
• 2017-12-31 Contingent — NTREIS
• 2017-12-18 Listed $65,000 NTREIS
• 2016-12-21 Sold (Public Records) — Public Records
• 2016-12-21 Sold (MLS) — NTREIS
• 2016-12-16 Pending — NTREIS
• 2016-12-03 Listed $59,900 NTREIS
• 2005-12-01 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,915 · +8.7% YoY. Source: county tax records.