193 Garrett Ave · East Tawakoni, TX 75472

$95,000

4 bd · 2.0 ba · 1,476 sqft · SingleFamily public records · 173 Days on market

Built 1971 9,409 sqft lot $64/sqft · 63% below area ↓ 24% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor or perfect flip opportunity with major structural and layout improvements already completed. Excellent neighbor Easy access to Lake Tawakoni. Foundation has been leveled with wood replacement and supporting documentation is available. Upstairs ceiling has been converted from a flat ceiling to a vaulted ceiling, creating an open and modern feel. Interior walls have been reconfigured to improve room sizes and overall flow, and the current floor plan allows for up to four bedrooms. A primary suite has been added, including a new master closet and a master bathroom with toilet, shower, and vanity area. The front wall has been reframed, with the door and window relocated to accommodate the redesigned living room layout. New windows are on site and located inside the home, ready for installation. HVAC system is operational with both AC and heat in working condition. Home features a 200-amp electrical breaker box. All paperwork is complete, allowing for a quick close in as little as two days through Independence Title Preston Hollow. Cash or hard money preferred.

Key facts

• Vaulted ceiling
• Foundation leveled
• Primary suite added

Tags

• EASY ACCESS TO LAKE TAWAKONI
• FOUNDATION LEVELED
• VAULTED CEILING
• PRIMARY SUITE ADDED
• NEW MASTER CLOSET
• MASTER BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $826 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 4.5% in East 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 52/100 on livability (#1,455 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Rains ISD (rural): math 22% / reading 30% proficiency, ranked #697 of 826 in TX (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rains El (437 students, 68% FRL); Rains J H (math 22% / reading 29%, grade F, #1,236 of 1,662 statewide, top 76%, 425 students, 66% FRL); Rains H S (math 17% / reading 42%, grade F, #1,112 of 1,632 statewide, top 70%, 507 students, 55% FRL).
• Market conditions: 137 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 21 units permitted in Rains County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.95% ✓
• Cap rate: 16.73%
• Cash-on-cash: 37.28%
• DSCR: 2.66
• GRM: 4.3

CMA / ARV

• ARV (median comp): $256,550
• List price: $95,000
• Delta: -62.97%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
333 Egret Cir	0.40mi	4/2.0	1,408 (-5%)	24mo	$215,000	$153	54
697 Tawakoni Dr	0.51mi	3/1.0 (-1)	1,262 (-14%)	0mo	$209,900	$166	43

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: 33.2%
• Equity multiple: 2.40×
• Total profit: $37,250
• Equity at exit: $14,165

10-year hold

• IRR: 40.2%
• Equity multiple: 4.77×
• Total profit: $100,265
• Equity at exit: $8,214

Cash invested: $26,600 (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 75472

• Home prices YoY: -6.4%
• Active inventory: 137
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$97 /mo · $1,169/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $826

Break-even live

Break-even rent $804

Max offer price $95,000

Occupancy floor 50%

Sensitivity live

Price	-10% $880	-5% $853	+0% $826	+5% $799	+10% $773
Rent	-10% $680	-5% $753	+0% $826	+5% $899	+10% $972
Rate	-1.0pp $874	-0.5pp $850	base $826	+0.5pp $802	+1.0pp $777

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
743 Oak Leaf Trl Point, TX	3.0	1.0	1215	$1,850	$1.52	0d	1	1.47mi

Listing history 22 events

1. 2026-06-19
   days on market $95,000 Active 173 DOM
2. 2026-06-18
   days on market $95,000 Active 172 DOM
3. 2026-06-17
   days on market $95,000 Active 171 DOM
4. 2026-06-16
   days on market $95,000 Active 170 DOM
5. 2026-06-15
   days on market $95,000 Active 169 DOM
6. 2026-06-14
   days on market $95,000 Active 167 DOM
7. 2026-06-12
   days on market $95,000 Active 166 DOM
8. 2026-06-09
   days on market $95,000 Active 163 DOM
9. 2026-06-08
   days on market $95,000 Active 162 DOM
10. 2026-06-07
    days on market $95,000 Active 161 DOM
11. 2026-06-07
    days on market $95,000 Active 160 DOM
12. 2026-06-03
    days on market $95,000 Active 157 DOM
13. 2026-06-02
    days on market $95,000 Active 156 DOM
14. 2026-06-01
    days on market $95,000 Active 155 DOM
15. 2026-05-31
    days on market $95,000 Active 154 DOM
16. 2026-05-30
    days on market $95,000 Active 153 DOM
17. 2026-04-03
    price $95,000 1081-char remark

    Show marketing remark (1081 chars)

    Investor or perfect flip opportunity with major structural and layout improvements already completed. Excellent neighbor Easy access to Lake Tawakoni. Foundation has been leveled with wood replacement and supporting documentation is available. Upstairs ceiling has been converted from a flat ceiling to a vaulted ceiling, creating an open and modern feel. Interior walls have been reconfigured to improve room sizes and overall flow, and the current floor plan allows for up to four bedrooms. A primary suite has been added, including a new master closet and a master bathroom with toilet, shower, and vanity area. The front wall has been reframed, with the door and window relocated to accommodate the redesigned living room layout. New windows are on site and located inside the home, ready for installation. HVAC system is operational with both AC and heat in working condition. Home features a 200-amp electrical breaker box. All paperwork is complete, allowing for a quick close in as little as two days through Independence Title Preston Hollow. Cash or hard money preferred.

18. 2026-02-27
    price $99,900 1081-char remark

    Show marketing remark (1081 chars)

    Investor or perfect flip opportunity with major structural and layout improvements already completed. Excellent neighbor Easy access to Lake Tawakoni. Foundation has been leveled with wood replacement and supporting documentation is available. Upstairs ceiling has been converted from a flat ceiling to a vaulted ceiling, creating an open and modern feel. Interior walls have been reconfigured to improve room sizes and overall flow, and the current floor plan allows for up to four bedrooms. A primary suite has been added, including a new master closet and a master bathroom with toilet, shower, and vanity area. The front wall has been reframed, with the door and window relocated to accommodate the redesigned living room layout. New windows are on site and located inside the home, ready for installation. HVAC system is operational with both AC and heat in working condition. Home features a 200-amp electrical breaker box. All paperwork is complete, allowing for a quick close in as little as two days through Independence Title Preston Hollow. Cash or hard money preferred.

19. 2026-02-02
    price $110,000 1081-char remark

    Show marketing remark (1081 chars)

    Investor or perfect flip opportunity with major structural and layout improvements already completed. Excellent neighbor Easy access to Lake Tawakoni. Foundation has been leveled with wood replacement and supporting documentation is available. Upstairs ceiling has been converted from a flat ceiling to a vaulted ceiling, creating an open and modern feel. Interior walls have been reconfigured to improve room sizes and overall flow, and the current floor plan allows for up to four bedrooms. A primary suite has been added, including a new master closet and a master bathroom with toilet, shower, and vanity area. The front wall has been reframed, with the door and window relocated to accommodate the redesigned living room layout. New windows are on site and located inside the home, ready for installation. HVAC system is operational with both AC and heat in working condition. Home features a 200-amp electrical breaker box. All paperwork is complete, allowing for a quick close in as little as two days through Independence Title Preston Hollow. Cash or hard money preferred.

20. 2025-12-28
    listed $125,000 Active 1081-char remark

    Show marketing remark (1081 chars)

    Investor or perfect flip opportunity with major structural and layout improvements already completed. Excellent neighbor Easy access to Lake Tawakoni. Foundation has been leveled with wood replacement and supporting documentation is available. Upstairs ceiling has been converted from a flat ceiling to a vaulted ceiling, creating an open and modern feel. Interior walls have been reconfigured to improve room sizes and overall flow, and the current floor plan allows for up to four bedrooms. A primary suite has been added, including a new master closet and a master bathroom with toilet, shower, and vanity area. The front wall has been reframed, with the door and window relocated to accommodate the redesigned living room layout. New windows are on site and located inside the home, ready for installation. HVAC system is operational with both AC and heat in working condition. Home features a 200-amp electrical breaker box. All paperwork is complete, allowing for a quick close in as little as two days through Independence Title Preston Hollow. Cash or hard money preferred.

21. 2008-05-05
    soldstatus
22. 2002-10-21
    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: $1,169 · $97/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$570/yr (+$47/mo · 48.7%)

ⓘ 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 · 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: $22,200
• − Mortgage interest: −$5,321
• − Property taxes: −$1,169
• − Insurance: −$475
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$2,764
• Taxable income: $8,919
• Est. tax owed @ 24.0%: −$2,141
• After-tax cash flow: $7,775/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: Rains ISD
• NCES district ID: 4836360
• Math proficiency: 22% ▼ -20.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $45,836
• Composite: 22.46/100
• National rank: #8106
• State rank: #697 of 826 in TX

Livability — East Tawakoni

• Score: 52/100
• State rank: #1455
• US rank: #24873

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Tawakoni, TX
• Population (ZIP): 4,290

Population outlook (Rains County) Hauer SSP2

• Today (2025): 11,516 people
• By 2030: 11,610 · +0.8%
• By 2040: 11,622 · +0.9%
• By 2050: 11,329 · -1.6%
• By 2075: 10,390 · -9.8%
• By 2100: 8,809 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 11% Black 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Rains

• 2024 margin: Solid R (+72.9) · D 13.3% · R 86.2%
• 2008→2024 swing: -23.4pp toward R · 2008: -49.5pp · 2024: -72.9pp
• All cycles: 2024: R+72.9 2020: R+71.2 2016: R+71.3 2012: R+61.8 2008: R+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.57%
• Current HPI: 153.54
• 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

-24.0% since first listed

6 events — show timeline

• 2026-04-03 Price Changed $95,000 NTREIS
• 2026-02-27 Price Changed $99,900 NTREIS
• 2026-02-02 Price Changed $110,000 NTREIS
• 2025-12-28 Listed $125,000 NTREIS
• 2008-05-05 Sold (Public Records) — Public Records
• 2002-10-21 Sold (Public Records) — Public Records

Property tax history

-1.9%/yr

Latest (2025): $1,169 · +28.4% YoY. Source: county tax records.