223 Faith Ln · Tioga, TX 76271

$299,000

3 bd · 2.0 ba · 1,533 sqft · SingleFamily public records · 601 Days on market

Built 2024 Good condition 10,542 sqft lot $195/sqft · 16% below area Est $352k · 15% under ↓ 12% since listing

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Why this score? — see what drove the C- 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).

• ARV discount +14.3/15.0
• Cash flow +10.0/30.0
• Appreciation +8.7/10.0
• 1% rule +4.0/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

BUILDER IS OFFERING 4% INTEREST, SPECIAL PROVISIONS APPLY. Located in the vibrant heart of Tioga, this charming single-story Craftsman home offers comfort, convenience, and timeless style. Perfectly situated near Tioga schools, it features an open floor plan that welcomes you with warmth and functionality, ideal for modern living. The spacious primary suite serves as a private retreat, complete with an ensuite bathroom featuring dual sinks, a walk-in shower, linen storage, and a generous walk-in closet. Culinary enthusiasts will appreciate the gourmet kitchen, complete with a central island, granite countertops, and a roomy walk-in pantry. Practicality is seamlessly incorporated with a dedicated utility room for added convenience. Unwind in the cozy living room, designed for relaxation and gatherings. Additional highlights include a two-car garage, a covered back patio, energy-efficient windows and appliances, and a beautifully landscaped yard equipped with a sprinkler system and rain gutters. This home is truly a blend of style, comfort, and a prime location—a rare find ready to be cherished!

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 2024

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (9.7% below list).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 4.2% in Tioga — 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 66/100 on livability (#656 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Tioga ISD (rural): math 44% / reading 50% proficiency, ranked #226 of 826 in TX (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 84 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (7.5% local appreciation)).
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 601 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Recommended offer $263,120 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 601 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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: 0.90% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 9.2

CMA / ARV

• ARV (median comp): $351,940
• List price: $299,000
• Delta: -15.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 N Florence St	0.41mi	3/2.0	1,535 (+0%)	0mo	$342,500	$223	80
713 Arapaho Dr	0.23mi	3/2.0	1,667 (+9%)	2mo	$275,000	$165	74
611 Kyle Dr	0.19mi	3/2.0	1,620 (+6%)	10mo	$355,000	$219	73
615 N Lamar St	0.10mi	3/2.0	1,740 (+14%)	3mo	$400,000	$230	70
402 E Main St	0.63mi	3/2.5	1,529 (-0%)	1mo	$299,999	$196	67
718 Arapaho Dr	0.32mi	2/2.0 (-1)	1,395 (-9%)	2mo	$375,000	$269	64
603 Mohawk Dr	0.38mi	3/2.0	1,674 (+9%)	7mo	$445,000	$266	61
401 Cutler St	0.47mi	3/1.0	1,476 (-4%)	9mo	$229,000	$155	60
714 Mohawk Dr	0.34mi	3/2.0	1,712 (+12%)	8mo	$439,900	$257	58
504 N Texas St	0.41mi	2/1.0 (-1)	1,661 (+8%)	1mo	$525,000	$316	57
1008 N Main St	0.71mi	3/2.0	1,605 (+5%)	8mo	$349,900	$218	53
1207 Mary Ann Ct	0.49mi	3/2.0	1,762 (+15%)	2mo	$349,000	$198	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 2.22×
• Total profit: $101,792
• Equity at exit: $216,443

10-year hold

• IRR: 16.3%
• Equity multiple: 4.63×
• Total profit: $304,253
• Equity at exit: $419,802

Cash invested: $83,720 (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 76271

• Home prices YoY: 2.6%
• Active inventory: 84
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$621 /mo · $7,452/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-181

Break-even live

Break-even rent $2,929

Max offer price $267,106

Occupancy floor —

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
618 Kyle Dr Tioga, TX	4.0	2.0	1741	$2,700	$1.55	43d	1	0.11mi

Listing history 18 events

1. 2026-06-18
   days on market $299,000 Active 601 DOM
2. 2026-06-17
   days on market $299,000 Active 600 DOM
3. 2026-06-16
   days on market $299,000 Active 599 DOM
4. 2026-06-15
   days on market $299,000 Active 598 DOM
5. 2026-06-15
   days on market $299,000 Active 597 DOM
6. 2026-06-13
   days on market $299,000 Active 596 DOM
7. 2026-06-12
   days on market $299,000 Active 595 DOM
8. 2026-06-09
   days on market $299,000 Active 592 DOM
9. 2026-06-08
   days on market $299,000 Active 591 DOM
10. 2026-06-08
    days on market $299,000 Active 590 DOM
11. 2026-06-05
    days on market $299,000 Active 588 DOM
12. 2026-06-03
    days on market $299,000 Active 586 DOM
13. 2026-06-02
    days on market $299,000 Active 585 DOM
14. 2026-06-01
    days on market $299,000 Active 584 DOM
15. 2026-05-31
    days on market $299,000 Active 583 DOM
16. 2026-01-21
    price $299,000 1116-char remark

    Show marketing remark (1116 chars)

    BUILDER IS OFFERING 4% INTEREST, SPECIAL PROVISIONS APPLY. Located in the vibrant heart of Tioga, this charming single-story Craftsman home offers comfort, convenience, and timeless style. Perfectly situated near Tioga schools, it features an open floor plan that welcomes you with warmth and functionality, ideal for modern living. The spacious primary suite serves as a private retreat, complete with an ensuite bathroom featuring dual sinks, a walk-in shower, linen storage, and a generous walk-in closet. Culinary enthusiasts will appreciate the gourmet kitchen, complete with a central island, granite countertops, and a roomy walk-in pantry. Practicality is seamlessly incorporated with a dedicated utility room for added convenience. Unwind in the cozy living room, designed for relaxation and gatherings. Additional highlights include a two-car garage, a covered back patio, energy-efficient windows and appliances, and a beautifully landscaped yard equipped with a sprinkler system and rain gutters. This home is truly a blend of style, comfort, and a prime location—a rare find ready to be cherished!

17. 2025-02-14
    price $319,000 1116-char remark

    Show marketing remark (1116 chars)

    BUILDER IS OFFERING 4% INTEREST, SPECIAL PROVISIONS APPLY. Located in the vibrant heart of Tioga, this charming single-story Craftsman home offers comfort, convenience, and timeless style. Perfectly situated near Tioga schools, it features an open floor plan that welcomes you with warmth and functionality, ideal for modern living. The spacious primary suite serves as a private retreat, complete with an ensuite bathroom featuring dual sinks, a walk-in shower, linen storage, and a generous walk-in closet. Culinary enthusiasts will appreciate the gourmet kitchen, complete with a central island, granite countertops, and a roomy walk-in pantry. Practicality is seamlessly incorporated with a dedicated utility room for added convenience. Unwind in the cozy living room, designed for relaxation and gatherings. Additional highlights include a two-car garage, a covered back patio, energy-efficient windows and appliances, and a beautifully landscaped yard equipped with a sprinkler system and rain gutters. This home is truly a blend of style, comfort, and a prime location—a rare find ready to be cherished!

18. 2024-10-25
    listed $339,000 Active 1116-char remark

    Show marketing remark (1116 chars)

    BUILDER IS OFFERING 4% INTEREST, SPECIAL PROVISIONS APPLY. Located in the vibrant heart of Tioga, this charming single-story Craftsman home offers comfort, convenience, and timeless style. Perfectly situated near Tioga schools, it features an open floor plan that welcomes you with warmth and functionality, ideal for modern living. The spacious primary suite serves as a private retreat, complete with an ensuite bathroom featuring dual sinks, a walk-in shower, linen storage, and a generous walk-in closet. Culinary enthusiasts will appreciate the gourmet kitchen, complete with a central island, granite countertops, and a roomy walk-in pantry. Practicality is seamlessly incorporated with a dedicated utility room for added convenience. Unwind in the cozy living room, designed for relaxation and gatherings. Additional highlights include a two-car garage, a covered back patio, energy-efficient windows and appliances, and a beautifully landscaped yard equipped with a sprinkler system and rain gutters. This home is truly a blend of style, comfort, and a prime location—a rare find ready to be cherished!

ⓘ 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: $7,452 · $621/mo
• Projected year-2 tax: $7,452 · $621/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $32,400
• − Mortgage interest: −$16,749
• − Property taxes: −$7,452
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$8,698
• Taxable loss: −$7,178
• Est. tax savings @ 24.0%: +$1,723
• After-tax cash flow: $-444/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This single-story Craftsman home in Tioga is in excellent condition with a good condition score of 80. It features a modern kitchen, spacious primary bathroom, and a well-maintained exterior. The property is move-in ready and offers a great opportunity for both resale and rental.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping the front yard — Improves curb appeal and can increase both resale and rental value.
• Both Installing a smart thermostat — Saves energy and can increase both resale and rental value.
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping the front yard — Improves curb appeal and can increase both resale and rental value. ↑
• Both Installing a smart thermostat — Saves energy and can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Tioga ISD
• NCES district ID: 4842870
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $51,096
• Composite: 40.38/100
• National rank: #3735
• State rank: #226 of 826 in TX

Livability — Tioga

• Score: 66/100
• State rank: #656
• US rank: #12339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tioga, TX
• City population: 1,864
• Population (ZIP): 1,864

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 134,540 people
• By 2030: 138,653 · +3.1%
• By 2040: 145,958 · +8.5%
• By 2050: 151,218 · +12.4%
• By 2075: 161,802 · +20.3%
• By 2100: 159,036 · +18.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+54.3) · D 22.5% · R 76.7%
• 2008→2024 swing: -16.4pp toward R · 2008: -37.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+49.9 2016: R+53.1 2012: R+48.0 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.47%
• Current HPI: 297.1567
• 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

-11.8% since first listed

3 events — show timeline

• 2026-01-21 Price Changed $299,000 NTREIS
• 2025-02-14 Price Changed $319,000 NTREIS
• 2024-10-25 Listed $339,000 NTREIS

Property tax history

+314.8%/yr

Latest (2025): $7,452 · +314.8% YoY. Source: county tax records.