141 Pr 6252 · Mineola, TX 75773

$65,500

3 bd · 2.0 ba · 1,371 sqft · SingleFamily public records · 49 Days on market

Built 1980 0.86 ac lot $48/sqft · 61% below area

---

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
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 3 bed 2 bath home located in Mineola. Open floorplan with spacious bedrooms. Located on almost an acre of land with an enclosed patio and a storage shed, workshop and storm cellar.

Key facts

• Carport
• Tornado shelter
• 0.86 acre lot

Tags

• FULLY FENCED PROPERTY
• TORNADO SHELTER
• CARPORT
• CLOSE TO LAKE HOLBROOK

Property features AI

Exterior

• Home design: Manufactured (mobile) home; Residential property
• Construction: Manufactured construction
• Exterior features: Located in the Hill Estates subdivision; Access via Private Road 6252 (directions available)

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Two full bathrooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $920 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $66k).
• Recommended offer: $64k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.2% vs local median 2.6% in Mineola — 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 69/100 on livability (#392 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, schools D-, amenities F.
• Alba-Golden ISD (rural): math 38% / reading 42% proficiency, ranked #415 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 261 active listings in the ZIP; 72 units permitted in Wood County in 2024 (29 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $453 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wood County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $4k (6%) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,535 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. 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.
5. 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.
6. 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: 2.60% ✓
• Cap rate: 23.16%
• Cash-on-cash: 60.23%
• DSCR: 3.68
• GRM: 3.2

CMA / ARV

• ARV (median comp): $149,500
• List price: $65,500
• Delta: -56.19%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
156 County Road 2247	0.64mi	3/2.0	1,406 (+3%)	4mo	$229,900	$164	62

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: 59.0%
• Equity multiple: 3.62×
• Total profit: $48,021
• Equity at exit: $9,766

10-year hold

• IRR: 63.7%
• Equity multiple: 7.40×
• Total profit: $117,339
• Equity at exit: $5,663

Cash invested: $18,340 (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 75773

• Home prices YoY: -8.9%
• Active inventory: 261
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,701 medium
• Mortgage (P&I): −$343
• Tax from tax record: −$53 /mo · $633/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $920

Break-even live

Break-even rent $536

Max offer price $65,500

Occupancy floor 41%

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: $16,375
• Closing costs: $1,965
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   status $65,500 Pending 49 DOM
2. 2026-06-17
   days on market $65,500 Active 49 DOM
3. 2026-06-17
   price $65,500 Active 48 DOM
4. 2026-06-16
   days on market $69,900 Active 48 DOM
5. 2026-06-15
   days on market $69,900 Active 47 DOM
6. 2026-06-13
   days on market $69,900 Active 45 DOM
7. 2026-06-12
   days on market $69,900 Active 44 DOM
8. 2026-06-09
   days on market $69,900 Active 41 DOM
9. 2026-06-08
   days on market $69,900 Active 40 DOM
10. 2026-06-08
    days on market $69,900 Active 39 DOM
11. 2026-06-07
    days on market $69,900 Active 38 DOM
12. 2026-06-03
    days on market $69,900 Active 35 DOM
13. 2026-06-02
    days on market $69,900 Active 34 DOM
14. 2026-06-01
    days on market $69,900 Active 33 DOM
15. 2026-05-31
    days on market $69,900 Active 32 DOM
16. 2026-04-29
    listed $69,900 Active 304-char remark
17. 2019-10-25
    soldstatus 195-char remark

    Show marketing remark (195 chars)

    Check out this 3 bed 2 bath home located in Mineola. Open floorplan with spacious bedrooms. Located on almost an acre of land with an enclosed patio and a storage shed, workshop and storm cellar.

18. 2019-09-27
    listed $29,000 195-char remark

    Show marketing remark (195 chars)

    Check out this 3 bed 2 bath home located in Mineola. Open floorplan with spacious bedrooms. Located on almost an acre of land with an enclosed patio and a storage shed, workshop and storm cellar.

ⓘ 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: $633 · $53/mo
• Projected year-2 tax: $1,199 · $100/mo
• Expected delta: +$566/yr (+$47/mo · 89.5%)

ⓘ 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 ≥112°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $20,415
• − Mortgage interest: −$3,669
• − Property taxes: −$633
• − Insurance: −$328
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$1,905
• Taxable income: $10,614
• Est. tax owed @ 24.0%: −$2,547
• After-tax cash flow: $8,499/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: Alba-Golden ISD
• NCES district ID: 4807650
• Math proficiency: 38% ▼ -4.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $45,181
• Composite: 34.03/100
• National rank: #5310
• State rank: #415 of 826 in TX

Livability — Mineola

• Score: 69/100
• State rank: #392
• US rank: #8222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,311

Population outlook (Wood County) Hauer SSP2

• Today (2025): 46,480 people
• By 2030: 47,796 · +2.8%
• By 2040: 50,142 · +7.9%
• By 2050: 52,122 · +12.1%
• By 2075: 57,033 · +22.7%
• By 2100: 56,418 · +21.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 14% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 7% German/W. Germanic 1%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+69.7) · D 14.8% · R 84.6%
• 2008→2024 swing: -15.5pp toward R · 2008: -54.2pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+68.2 2016: R+70.0 2012: R+64.2 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.31%
• Current HPI: 227.0529
• Rent YoY: —
• Metro: —
• 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

+125.9% since first listed

5 events — show timeline

• 2026-06-17 Pending — GTAR
• 2026-06-16 Price Changed $65,500 GTAR
• 2026-04-29 Listed $69,900 GTAR
• 2019-10-25 Sold (MLS) — GTAR
• 2019-09-27 Listed $29,000 GTAR

Property tax history

+12.6%/yr

Latest (2025): $633 · -0.2% YoY. Source: county tax records.