305 E Laura Ave · Quinlan, TX 75474

$289,000

4 bd · 3.0 ba · 1,972 sqft · SingleFamily public records · 26 Days on market

Built 1970 0.49 ac lot Est $390k · 26% under

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Why this score? — see what drove the D+ 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0

Listing remarks MLS

Newly remodeled brick home in town on almost half acre. Backs up to new school. 5 bedrooms or formal with study/gameroom. Large family room with fireplace and pergo floors, ceramic tile kitchen, new counter tops, new paint inside and out. Workshop with separate driveway. Fenced yard.

Key facts

• Half-acre lot
• Oversized bedrooms
• Remodeled kitchen

Tags

• HALF-ACRE LOT
• WALKING DISTANCE TO SCHOOLS
• OVERSIZED BEDROOMS
• PRIVATE ENSUITE BATHS
• REMODELED KITCHEN
• UPDATED CABINETRY

Property features AI

Finance

• Other: Property type: Single-family residence; Lot is approximately 0.49 acre and will not subdivide
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; No second mortgage reported
• HOA & community: No homeowners association

Exterior

• Parking: Driveway (no garage or carport)
• Security: Audio and video surveillance devices present
• Utilities: City water; City sewer; Electricity connected; Not in a municipal utility district
• Home design: Single family residence; One-story (single level); Detached; Residential property
• Construction: Built in 1970 (preowned); Brick and siding exterior; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Covered patio; Storage; Large backyard with grass; Many trees

Interior

• Kitchen: Kitchen island; Walk-in pantry; Solid surface countertops; Electric range; Dishwasher
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom with ensuite bath; One bedroom with ensuite bath
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 3 full bathrooms (all on the main level); Ensuite baths feature solid surface counters
• Heating & cooling: Central heating; Central air; Electric heating elements; Ceiling fans
• Interior features: Decorative lighting; Eat-in kitchen; Kitchen island; Pantry; Window coverings; 1 living area; 1 dining area; 11 total rooms; Fireplace in living room
• Laundry & utility: Separate utility room; Washer hookup; Electric dryer hookup; Stacked W/D area

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-300 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (26.1% below list).
• Recommended offer: $214k (26.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#746 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Quinlan ISD (rural): math 27% / reading 34% proficiency, ranked #610 of 826 in TX (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: D C Cannon El (765 students, 81% FRL) — zoned schools average 81% FRL vs 60% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 336 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).
• This rent runs 40% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,678 (26.1% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.44%
• DSCR: 0.80
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $390,456
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 N Elm	0.41mi	3/2.5 (-1)	1,780 (-10%)	1mo	$325,000	$183	57
9871 Spur 264	0.24mi	4/2.0	1,792 (-9%)	23mo	$387,900	$216	50
128 Vaughn Ln	0.60mi	4/2.0	1,685 (-15%)	15mo	$334,000	$198	32

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.71×
• Total profit: $138,334
• Equity at exit: $260,354

10-year hold

• IRR: 19.1%
• Equity multiple: 6.22×
• Total profit: $422,436
• Equity at exit: $561,463

Cash invested: $80,920 (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 75474

• Home prices YoY: 7.5%
• Active inventory: 336
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,137 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$352 /mo · $4,222/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-300

Break-even live

Break-even rent $2,516

Max offer price $236,053

Occupancy floor —

Sensitivity live

Price	-10% $-136	-5% $-218	+0% $-300	+5% $-382	+10% $-463
Rent	-10% $-469	-5% $-384	+0% $-300	+5% $-215	+10% $-131
Rate	-1.0pp $-154	-0.5pp $-226	base $-300	+0.5pp $-375	+1.0pp $-451

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Church St Unit 2 Quinlan, TX	3.0	2.0	2015	$1,975	$0.98	0d	1	0.21mi
912 W Main St Quinlan, TX	4.0	2.0	1778	$1,795	$1.01	0d	1	1.12mi

Listing history 21 events

1. 2026-06-15
   status $289,000 Pending 26 DOM
2. 2026-06-15
   days on market $289,000 Active Option Contract 26 DOM
3. 2026-06-13
   days on market $289,000 Active Option Contract 24 DOM
4. 2026-06-09
   days on market $289,000 Active Option Contract 20 DOM
5. 2026-06-08
   days on market $289,000 Active Option Contract 19 DOM
6. 2026-06-07
   days on market $289,000 Active Option Contract 18 DOM
7. 2026-06-04
   statusdays on market $289,000 Active Option Contract 15 DOM
8. 2026-06-03
   days on market $289,000 Active 14 DOM
9. 2026-06-02
   days on market $289,000 Active 13 DOM
10. 2026-06-01
    days on market $289,000 Active 12 DOM
11. 2026-05-31
    days on market $289,000 Active 11 DOM
12. 2026-05-20
    listed $289,000 Active
13. 2022-03-01
    soldstatus
14. 2022-03-01
    soldstatus
15. 2004-08-25
    soldstatus
16. 2004-08-20
    soldstatus 284-char remark

    Show marketing remark (284 chars)

    Newly remodeled brick home in town on almost half acre. Backs up to new school. 5 bedrooms or formal with study/gameroom. Large family room with fireplace and pergo floors, ceramic tile kitchen, new counter tops, new paint inside and out. Workshop with separate driveway. Fenced yard.

17. 2004-07-06
    historical 284-char remark

    Show marketing remark (284 chars)

    Newly remodeled brick home in town on almost half acre. Backs up to new school. 5 bedrooms or formal with study/gameroom. Large family room with fireplace and pergo floors, ceramic tile kitchen, new counter tops, new paint inside and out. Workshop with separate driveway. Fenced yard.

18. 2004-04-12
    listed $82,900 284-char remark

    Show marketing remark (284 chars)

    Newly remodeled brick home in town on almost half acre. Backs up to new school. 5 bedrooms or formal with study/gameroom. Large family room with fireplace and pergo floors, ceramic tile kitchen, new counter tops, new paint inside and out. Workshop with separate driveway. Fenced yard.

19. 2004-02-04
    soldstatus 257-char remark

    Show marketing remark (257 chars)

    3-2.5 on 2.5 lots with trees, fenced, small workshop, open and spacious on the inside, needs tlc, in the city of quinlan on paved roads. Lots of potential! Great investment property! buyers beware, west chain fence line is off 7+/-s ft of prop. line. survey

20. 2004-01-08
    historical 257-char remark

    Show marketing remark (257 chars)

    3-2.5 on 2.5 lots with trees, fenced, small workshop, open and spacious on the inside, needs tlc, in the city of quinlan on paved roads. Lots of potential! Great investment property! buyers beware, west chain fence line is off 7+/-s ft of prop. line. survey

21. 2003-12-01
    listed $35,900 257-char remark

    Show marketing remark (257 chars)

    3-2.5 on 2.5 lots with trees, fenced, small workshop, open and spacious on the inside, needs tlc, in the city of quinlan on paved roads. Lots of potential! Great investment property! buyers beware, west chain fence line is off 7+/-s ft of prop. line. survey

ⓘ 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: $4,222 · $352/mo
• Projected year-2 tax: $5,289 · $441/mo
• Expected delta: +$1,067/yr (+$89/mo · 25.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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: $25,641
• − Mortgage interest: −$16,188
• − Property taxes: −$4,222
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − Depreciation: −$8,407
• Taxable loss: −$8,724
• Est. tax savings @ 24.0%: +$2,094
• After-tax cash flow: $-1,503/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: Quinlan ISD
• NCES district ID: 4836240
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $45,461
• Composite: 26.16/100
• National rank: #7271
• State rank: #610 of 826 in TX

Livability — Quinlan

• Score: 64/100
• State rank: #746
• US rank: #13776

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quinlan, TX
• County: Hunt County · 71,969 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 17,671
• Household income: $64,103
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 181.0

Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 8% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 2% Romanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Asian/Pacific 1%

Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.95%
• Current HPI: 484.21
• Rent YoY: —
• Metro: Dallas-Fort Worth-Arlington, 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

+705.0% since first listed

10 events — show timeline

• 2026-05-20 Listed $289,000 NTREIS
• 2022-03-01 Sold (Public Records) — Public Records
• 2022-03-01 Sold (Public Records) — Public Records
• 2004-08-25 Sold (Public Records) — Public Records
• 2004-08-20 Sold (MLS) — NTREIS
• 2004-07-06 Listing Removed — NTREIS
• 2004-04-12 Listed $82,900 NTREIS
• 2004-02-04 Sold (MLS) — NTREIS
• 2004-01-08 Listing Removed — NTREIS
• 2003-12-01 Listed $35,900 NTREIS

Property tax history

+4.4%/yr

Latest (2025): $4,222 · +2.0% YoY. Source: county tax records.