1716 SW 6th Ave · Mineral Wells, TX 76067

$75,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 11 Days on market

Built 1938 0.33 ac lot

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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 +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in growing Mineral Wells. This tenant occupied property sits on a spacious 0.33 acre lot surrounded by newer development and offers strong potential for redevelopment, renovation, or long term investment. Built in 1938, the home will require significant repairs and is priced accordingly. Great opportunity to add value in an area seeing continued growth and improvement.

Key facts

• Significant repairs
• 0.33 acre lot
• Renovation

Tags

• 0.33 ACRE LOT
• NEWER DEVELOPMENT
• RENOVATION
• LONG TERM INVESTMENT
• SIGNIFICANT REPAIRS
• ADD VALUE

Property features AI

Finance

• Other: Property type: Residential, single family; Property is not attached to another unit; Possession at closing/funding
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Gravel parking
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One story; Detached; Built in 1938
• Construction: Year built: 1938
• Exterior features: Accessible approach with ramp; Lot under half an acre (approximately 0.33 acre); Subdivision: LAWN TERRACE

Interior

• Kitchen: Electric cooktop; Electric oven
• Bedrooms: Primary bedroom on main level (12 x 12)
• Bathrooms: One full bathroom
• Interior features: High-speed internet available; One living area; One dining area; Two total rooms (excluding baths)

🏷️ Possibly a rental listed for sale. The $75,000 price doesn't fit this home's estimated sale value (~$175,392) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 15.0% vs local median 2.7% in Mineral Wells — 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 72/100 on livability (#278 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D, schools F.
• Mineral Wells ISD (town): math 30% / reading 30% proficiency, ranked #636 of 826 in TX (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 277 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 27 units permitted in Palo Pinto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Palo Pinto County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.87% ✓
• Cap rate: 14.99%
• Cash-on-cash: 31.06%
• DSCR: 2.38
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $175,392
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 SW 2nd Ave	0.46mi	2/1.0	1,055 (+5%)	11mo	$145,000	$137	62
506 SW 15th St	0.22mi	3/2.0 (+1)	1,110 (+10%)	3mo	$207,000	$186	62
811 SW 16th St	0.14mi	3/2.0 (+1)	1,100 (+9%)	13mo	$195,000	$177	58
310 SW 15th St	0.28mi	1/1.0 (-1)	1,133 (+12%)	4mo	$49,900	$44	58
515 SW 8th St	0.52mi	2/1.0	1,076 (+7%)	10mo	$164,770	$153	57
817 SW 16th St	0.15mi	3/2.0 (+1)	1,152 (+14%)	9mo	$200,000	$174	52
318 SW 14th	0.34mi	3/2.0 (+1)	1,156 (+15%)	2mo	$175,000	$151	49
516 SE 17th St	0.65mi	3/1.0 (+1)	1,040 (+3%)	13mo	$165,000	$159	48
712 SE 18th St	0.75mi	2/2.0	936 (-7%)	1mo	$174,900	$187	48
216 8th St	0.60mi	3/1.0 (+1)	864 (-14%)	7mo	$109,000	$126	37
815 SW 28th St	0.66mi	3/2.0 (+1)	1,134 (+12%)	4mo	$199,999	$176	36
817 SW 28th St	0.65mi	3/2.0 (+1)	1,105 (+10%)	10mo	$199,999	$181	36

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: 25.9%
• Equity multiple: 2.07×
• Total profit: $22,518
• Equity at exit: $11,183

10-year hold

• IRR: 33.6%
• Equity multiple: 4.07×
• Total profit: $64,387
• Equity at exit: $6,485

Cash invested: $21,000 (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 76067

• Active inventory: 277
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,399 high
• Mortgage (P&I): −$393
• Tax from tax record: −$137 /mo · $1,648/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $544

Break-even live

Break-even rent $711

Max offer price $75,000

Occupancy floor 56%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
513 SE 6th St Unit 6 Mineral Wells, TX	2.0	1.0	1200	$1,350	$1.12	43d	1	0.90mi
1106 SE 12th St Mineral Wells, TX	3.0	2.0	1422	$1,700	$1.20	4d	1	0.96mi
707 NW 4th Ave Unit 202 Mineral Wells, TX	1.0	1.5	878	$1,150	$1.31	43d	1	1.27mi
1912 SE 15th St Mineral Wells, TX	3.0	1.5	1043	$1,700	$1.63	24d	1	1.42mi
1911 SE 14th St Mineral Wells, TX	3.0	2.0	1256	$1,600	$1.27	24d	1	1.45mi

Listing history 9 events

1. 2026-06-19
   days on market $75,000 Active 11 DOM
2. 2026-06-18
   days on market $75,000 Active 10 DOM
3. 2026-06-17
   days on market $75,000 Active 9 DOM
4. 2026-06-16
   days on market $75,000 Active 8 DOM
5. 2026-06-15
   days on market $75,000 Active 7 DOM
6. 2026-06-14
   days on market $75,000 Active 5 DOM
7. 2026-06-12
   days on market $75,000 Active 4 DOM
8. 2026-06-09
   remarks 392-char remark
9. 2026-06-09
   listed $75,000 Active 1 DOM

ⓘ 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: $1,648 · $137/mo
• Projected year-2 tax: $1,648 · $137/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $16,793
• − Mortgage interest: −$4,201
• − Property taxes: −$1,648
• − Insurance: −$375
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$2,182
• Taxable income: $5,700
• Est. tax owed @ 24.0%: −$1,368
• After-tax cash flow: $5,156/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: Mineral Wells ISD
• NCES district ID: 4830950
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $40,027
• Composite: 25.26/100
• National rank: #7500
• State rank: #636 of 826 in TX

Livability — Mineral Wells

• Score: 72/100
• State rank: #278
• US rank: #6474

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mineral Wells, TX
• County: Palo Pinto County · 21,080 people
• City population: 21,080
• Metro: Mineral Wells, TX
• Population (ZIP): 21,080
• Household income: $62,190
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 745.0

Population outlook (Palo Pinto County) Hauer SSP2

• Today (2025): 27,500 people
• By 2030: 27,079 · -1.5%
• By 2040: 26,135 · -5.0%
• By 2050: 25,215 · -8.3%
• By 2075: 23,416 · -14.9%
• By 2100: 20,300 · -26.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 22% Two or more races 9% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 4% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 13% Other Indo-European 1%

Political lean MEDSL · Palo Pinto

• 2024 margin: Solid R (+67.1) · D 16.1% · R 83.2%
• 2008→2024 swing: -18.9pp toward R · 2008: -48.2pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+64.1 2016: R+64.1 2012: R+59.8 2008: R+48.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -134.09%
• Current HPI: 240.3647
• Rent YoY: —
• Metro: Mineral Wells, 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

4 events — show timeline

• 2026-05-12 Listed $75,000 NTREIS
• 2021-08-23 Sold (Public Records) — Public Records
• 2013-09-10 Sold (Public Records) — Public Records
• 2010-04-27 Sold (Public Records) — Public Records

Property tax history

+13.1%/yr

Latest (2025): $1,648 · -1.4% YoY. Source: county tax records.