4783 Fm 1801 · Mineola, TX 75773

$125,000

4 bd · 4.0 ba · 4,233 sqft · SingleFamily public records · 4 Days on market

Built 1936 5.03 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
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity to own over 5 beautiful acres with endless potential! This expansive property offers the perfect setting for your dream home, private retreat, or investment project. Mature trees, open space and county living while conveniently located to downtown Mineola. The existing home on the property is being sold AS-IS and it not currently livable. The true value of the property lives in the land and the opportunities it presents. Whether you're looking to build new or remodel this acreage offers the space and flexibility to make your vision reality. Properties with 5 acres are increasingly difficult to find, don't miss out on this chance.

Key facts

• Open space
• 5 beautiful acres
• Mature trees

Tags

• 5 BEAUTIFUL ACRES
• MATURE TREES
• OPEN SPACE
• SPACE AND FLEXIBILITY

Property features AI

Finance

• Other: Property located on approximately 5.03 acres; County: Wood; Directions: from 80 take 1801 - Property will be on left before you cross 2660
• Financial info: Listing terms: Cash, Conventional, FHA; Loan payment type: Other; Loan type: Treat as clear; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Attached garage; 2 covered parking spaces; 2 garage spaces
• Utilities: Aerobic septic (no municipal utility district)
• Home design: Single-family residence; Residential property; Entry level: 1 (primary bedroom and baths on level 1); Built in 1936
• Construction: Brick construction; Slab foundation; Preowned (built 1936)
• Exterior features: In-ground pool; Acreage lot; Vegetation includes brush, cleared areas, grassed areas, and partially wooded sections; Lot will not subdivide

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms (primary bedroom on level 1)
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Wood-burning fireplace
• Interior features: Two levels; Two living areas; Two dining areas; Other interior features
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 11.6% 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, amenities F, commute F.
• Mineola ISD (town): math 54% / reading 46% proficiency, ranked #190 of 826 in TX (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mineola El (math 51% / reading 37%, grade F, #1,243 of 4,322 statewide, top 29%, 353 students, 69% FRL).
• 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 58% 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 $125,000

Questions for the listing agent

1. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.59% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.06%
• DSCR: 1.85
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.44×
• Total profit: $15,265
• Equity at exit: $18,638

10-year hold

• IRR: 20.1%
• Equity multiple: 2.70×
• Total profit: $59,365
• Equity at exit: $10,808

Cash invested: $35,000 (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 75773

• Home prices YoY: -8.9%
• Active inventory: 261
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,984 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$304 /mo · $3,644/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $556

Break-even live

Break-even rent $1,280

Max offer price $125,000

Occupancy floor 67%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-15
   status $125,000 Pending 4 DOM
2. 2026-06-15
   days on market $125,000 Active 4 DOM
3. 2026-06-14
   days on market $125,000 Active 2 DOM
4. 2026-06-13
   remarks 656-char remark
5. 2026-06-13
   listed $125,000 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: $3,644 · $304/mo
• Projected year-2 tax: $3,644 · $304/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 ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $23,804
• − Mortgage interest: −$7,002
• − Property taxes: −$3,644
• − Insurance: −$625
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − Depreciation: −$3,636
• Taxable income: $5,088
• Est. tax owed @ 24.0%: −$1,221
• After-tax cash flow: $5,449/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: Mineola ISD
• NCES district ID: 4830930
• Math proficiency: 54% ▲ 12.00%
• Reading proficiency: 46% ▲ 4.00%
• Median HH income: $44,121
• Composite: 42.27/100
• National rank: #3274
• State rank: #190 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

1 event — show timeline

• 2026-06-09 Listed $125,000 NTREIS

Property tax history

+5.4%/yr

Latest (2025): $3,644 · +5.4% YoY. Source: county tax records.