110 Whitetail Way · Caddo Mills, TX 75135

$268,700

4 bd · 2.0 ba · 2,012 sqft · SingleFamily public records · 78 Days on market

Built 2021 Good condition 6,621 sqft lot $134/sqft · 12% below area Est $305k · 12% under $44/mo HOA · 2% of rent

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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 +12.8/15.0
• Cash flow +7.2/30.0
• Schools +5.2/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell fast at $268,800 ($133 per square foot) in the desirable Trailstone community, this charming 2021 single-story home offers 4 bedrooms, 2 bathrooms, and 2,017 square feet of thoughtfully designed living space on a 6,621 square foot lot. Ideal for growing families seeking move-in-ready comfort or savvy investors looking for strong cash flow and instant equity, this property delivers exceptional value. Homebuyers will appreciate the significant savings versus new construction. Similar new DR Horton homes nearby are priced around $342,490 ($170 per square foot), offering savings of approximately $74,000 on this nearly new 2021 build with established landscaping. It is also priced below recent comparable sales for the same square footage, which ranged from $290,990 to $306,185 in the last six months, providing instant equity. The functional split-bedroom floorplan ensures privacy with secondary bedrooms and a full bath upfront and an oversized primary suite at the rear. Open-concept living areas, modern finishes, and a spacious backyard make it family-friendly. Walk to Caddo Mills ISD elementary school and enjoy community amenities like a resort-style pool with splash pad, clubhouse, playground, ponds, and walking trails, all with a low $44 monthly HOA fee. Investors will find strong rental potential, with comparable 4-bedroom homes renting for $1,900 to $2,199 per month and averaging just 35 days on market. This low-maintenance, nearly new home in a high-demand DFW suburb supports excellent cash flow and appreciation. Combining comfort, convenience, and outstanding value, 110 Whitetail Way in Trailstone is a rare opportunity. Schedule your showing today before it is gone.

Key facts

• Community pool
• Scenic ponds
• Playground

Tags

• SPLIT-BEDROOM FLOORPLAN
• OVERSIZED PRIMARY SUITE
• COMMUNITY POOL
• PLAYGROUND
• SCENIC PONDS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $269k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-375 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (24.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (14.2% below list).
• Recommended offer: $202k (24.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 73/100 on livability (#216 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Caddo Mills ISD (rural): math 59% / reading 59% proficiency, ranked #60 of 826 in TX (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 312 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $202,388 (24.7% 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 78 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. 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: 0.86% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.99%
• DSCR: 0.73
• GRM: 9.7

CMA / ARV

• ARV (median comp): $304,788
• List price: $268,700
• Delta: -11.84%
• 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
167 Mockingbird Way	0.23mi	4/2.0	2,017 (+0%)	1mo	$289,000	$143	88
207 Pintail Dr	0.43mi	4/2.0	2,014 (+0%)	4mo	$304,000	$151	77
108 Condor Pass	0.15mi	4/2.0	1,830 (-9%)	2mo	$267,999	$146	76
514 Carthage St	0.59mi	4/2.0	2,017 (+0%)	1mo	$338,990	$168	72
113 Lantern Rd	0.41mi	4/3.0	2,060 (+2%)	3mo	$324,900	$158	70
211 Buckboard Ln	0.29mi	4/2.0	1,829 (-9%)	3mo	$299,650	$164	69
215 Bobcat Ln	0.30mi	4/2.0	1,829 (-9%)	3mo	$298,990	$163	68
506 Carthage St	0.55mi	4/3.0	2,060 (+2%)	1mo	$333,490	$162	66
506 Range Rd	0.54mi	4/2.0	1,935 (-4%)	3mo	$299,490	$155	66
413 Range Rd	0.50mi	4/2.0	1,829 (-9%)	3mo	$331,490	$181	59
211 Bobcat Ln	0.27mi	3/2.0 (-1)	1,735 (-14%)	3mo	$294,030	$169	57
404 Flintlock Rd	0.47mi	3/2.0 (-1)	1,735 (-14%)	3mo	$287,490	$166	48

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: -26.4%
• Equity multiple: 0.11×
• Total profit: $-67,205
• Equity at exit: $40,064

10-year hold

• IRR: -23.2%
• Equity multiple: -0.17×
• Total profit: $-88,314
• Equity at exit: $23,232

Cash invested: $75,236 (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 75135

• Home prices YoY: -13.5%
• Active inventory: 312
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,306 high
• Mortgage (P&I): −$1,409
• Tax from tax record: −$632 /mo · $7,589/yr
• Insurance: −$112
• HOA: −$44
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-375

Break-even live

Break-even rent $2,782

Max offer price $202,388

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: $67,175
• Closing costs: $8,061
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Whitetail Way Caddo Mills, TX	3.0	2.0	1780	$2,400	$1.35	12d	1	0.10mi
210 Calico Ln Caddo Mills, TX	4.0	2.0	2012	$2,400	$1.19	24d	1	0.26mi
187 Longhorn Pass Caddo Mills, TX	4.0	2.0	2003	$2,195	$1.10	5d	1	0.32mi
218 Whitetail Way Caddo Mills, TX	3.0	2.0	1735	$2,195	$1.27	43d	1	0.44mi
509 Range Rd Caddo Mills, TX	4.0	3.0	2060	$2,500	$1.21	1d	1	0.53mi
181 Seabiscuit Dr Caddo Mills, TX	4.0	2.0	1598	$1,995	$1.25	43d	1	1.29mi
110 Real Quiet Ln Caddo Mills, TX	4.0	3.0	2158	$2,100	$0.97	22d	1	1.33mi
111 Real Quiet Ln Caddo Mills, TX	4.0	2.0	2106	$2,100	$1.00	11d	1	1.35mi
104 Omaha Ln Caddo Mills, TX	4.0	2.0	1575	$1,995	$1.27	12d	1	1.38mi
151 Seabiscuit Dr Caddo Mills, TX	4.0	2.0	1690	$1,750	$1.04	43d	1	1.43mi

HOA detail

• Monthly dues: $44 · $528/yr
• Likely covers: landscapingpool

Listing history 21 events

1. 2026-06-18
   days on market $268,700 Active 78 DOM
2. 2026-06-17
   days on market $268,700 Active 77 DOM
3. 2026-06-16
   days on market $268,700 Active 76 DOM
4. 2026-06-15
   days on market $268,700 Active 75 DOM
5. 2026-06-13
   days on market $268,700 Active 73 DOM
6. 2026-06-13
   days on market $268,700 Active 72 DOM
7. 2026-06-09
   days on market $268,700 Active 69 DOM
8. 2026-06-08
   days on market $268,700 Active 68 DOM
9. 2026-06-07
   days on market $268,700 Active 67 DOM
10. 2026-06-04
    days on market $268,700 Active 64 DOM
11. 2026-06-03
    days on market $268,700 Active 63 DOM
12. 2026-06-02
    days on market $268,700 Active 62 DOM
13. 2026-06-01
    days on market $268,700 Active 61 DOM
14. 2026-05-31
    days on market $268,700 Active 60 DOM
15. 2026-05-08
    price $268,700 1720-char remark

    Show marketing remark (1720 chars)

    Priced to sell fast at $268,800 ($133 per square foot) in the desirable Trailstone community, this charming 2021 single-story home offers 4 bedrooms, 2 bathrooms, and 2,017 square feet of thoughtfully designed living space on a 6,621 square foot lot. Ideal for growing families seeking move-in-ready comfort or savvy investors looking for strong cash flow and instant equity, this property delivers exceptional value. Homebuyers will appreciate the significant savings versus new construction. Similar new DR Horton homes nearby are priced around $342,490 ($170 per square foot), offering savings of approximately $74,000 on this nearly new 2021 build with established landscaping. It is also priced below recent comparable sales for the same square footage, which ranged from $290,990 to $306,185 in the last six months, providing instant equity. The functional split-bedroom floorplan ensures privacy with secondary bedrooms and a full bath upfront and an oversized primary suite at the rear. Open-concept living areas, modern finishes, and a spacious backyard make it family-friendly. Walk to Caddo Mills ISD elementary school and enjoy community amenities like a resort-style pool with splash pad, clubhouse, playground, ponds, and walking trails, all with a low $44 monthly HOA fee. Investors will find strong rental potential, with comparable 4-bedroom homes renting for $1,900 to $2,199 per month and averaging just 35 days on market. This low-maintenance, nearly new home in a high-demand DFW suburb supports excellent cash flow and appreciation. Combining comfort, convenience, and outstanding value, 110 Whitetail Way in Trailstone is a rare opportunity. Schedule your showing today before it is gone.

16. 2026-04-22
    price $268,800 1720-char remark

    Show marketing remark (1720 chars)

    Priced to sell fast at $268,800 ($133 per square foot) in the desirable Trailstone community, this charming 2021 single-story home offers 4 bedrooms, 2 bathrooms, and 2,017 square feet of thoughtfully designed living space on a 6,621 square foot lot. Ideal for growing families seeking move-in-ready comfort or savvy investors looking for strong cash flow and instant equity, this property delivers exceptional value. Homebuyers will appreciate the significant savings versus new construction. Similar new DR Horton homes nearby are priced around $342,490 ($170 per square foot), offering savings of approximately $74,000 on this nearly new 2021 build with established landscaping. It is also priced below recent comparable sales for the same square footage, which ranged from $290,990 to $306,185 in the last six months, providing instant equity. The functional split-bedroom floorplan ensures privacy with secondary bedrooms and a full bath upfront and an oversized primary suite at the rear. Open-concept living areas, modern finishes, and a spacious backyard make it family-friendly. Walk to Caddo Mills ISD elementary school and enjoy community amenities like a resort-style pool with splash pad, clubhouse, playground, ponds, and walking trails, all with a low $44 monthly HOA fee. Investors will find strong rental potential, with comparable 4-bedroom homes renting for $1,900 to $2,199 per month and averaging just 35 days on market. This low-maintenance, nearly new home in a high-demand DFW suburb supports excellent cash flow and appreciation. Combining comfort, convenience, and outstanding value, 110 Whitetail Way in Trailstone is a rare opportunity. Schedule your showing today before it is gone.

17. 2026-04-01
    listed $268,900 Active 1720-char remark

    Show marketing remark (1720 chars)

    Priced to sell fast at $268,800 ($133 per square foot) in the desirable Trailstone community, this charming 2021 single-story home offers 4 bedrooms, 2 bathrooms, and 2,017 square feet of thoughtfully designed living space on a 6,621 square foot lot. Ideal for growing families seeking move-in-ready comfort or savvy investors looking for strong cash flow and instant equity, this property delivers exceptional value. Homebuyers will appreciate the significant savings versus new construction. Similar new DR Horton homes nearby are priced around $342,490 ($170 per square foot), offering savings of approximately $74,000 on this nearly new 2021 build with established landscaping. It is also priced below recent comparable sales for the same square footage, which ranged from $290,990 to $306,185 in the last six months, providing instant equity. The functional split-bedroom floorplan ensures privacy with secondary bedrooms and a full bath upfront and an oversized primary suite at the rear. Open-concept living areas, modern finishes, and a spacious backyard make it family-friendly. Walk to Caddo Mills ISD elementary school and enjoy community amenities like a resort-style pool with splash pad, clubhouse, playground, ponds, and walking trails, all with a low $44 monthly HOA fee. Investors will find strong rental potential, with comparable 4-bedroom homes renting for $1,900 to $2,199 per month and averaging just 35 days on market. This low-maintenance, nearly new home in a high-demand DFW suburb supports excellent cash flow and appreciation. Combining comfort, convenience, and outstanding value, 110 Whitetail Way in Trailstone is a rare opportunity. Schedule your showing today before it is gone.

18. 2021-02-02
    status Pending 310-char remark

    Show marketing remark (310 chars)

    New! Super cute, four bedroom, two bath single story. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system and much more! Located in a desirable neighborhood in Caddo Mills ISD with community pool, easy access to surrounding areas. Schedule a tour today! Stage 8

19. 2021-01-29
    soldstatus Sold 310-char remark

    Show marketing remark (310 chars)

    New! Super cute, four bedroom, two bath single story. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system and much more! Located in a desirable neighborhood in Caddo Mills ISD with community pool, easy access to surrounding areas. Schedule a tour today! Stage 8

20. 2020-12-08
    price $246,990 310-char remark

    Show marketing remark (310 chars)

    New! Super cute, four bedroom, two bath single story. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system and much more! Located in a desirable neighborhood in Caddo Mills ISD with community pool, easy access to surrounding areas. Schedule a tour today! Stage 8

21. 2020-11-11
    listed $243,990 Active 310-char remark

    Show marketing remark (310 chars)

    New! Super cute, four bedroom, two bath single story. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system and much more! Located in a desirable neighborhood in Caddo Mills ISD with community pool, easy access to surrounding areas. Schedule a tour today! Stage 8

ⓘ 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: $7,589 · $632/mo
• Projected year-2 tax: $7,589 · $632/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 8/10 Severe 7 d/yr ≥111°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: $27,678
• − Mortgage interest: −$15,051
• − Property taxes: −$7,589
• − Insurance: −$1,344
• − Repairs & maintenance: −$2,214
• − Management: −$2,214
• − HOA: −$528
• − Depreciation: −$7,817
• Taxable loss: −$9,080
• Est. tax savings @ 24.0%: +$2,179
• After-tax cash flow: $-2,325/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 nearly new 2021 single-story home in the desirable Trailstone community is move-in ready and offers exceptional value with established landscaping and modern features.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a home look more inviting and modern.
• Resale Replace window treatments — New window treatments can enhance curb appeal and add value.
• Both Install smart home devices — Smart home devices can increase convenience and add value for both buyers and renters.
• Resale Upgrade lighting fixtures — Modern lighting can make a home more appealing and energy-efficient.
• Rental Add a smart thermostat — Smart thermostats can help reduce energy costs and attract renters looking for energy-efficient homes.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a home look more inviting and modern. ↑
• Resale Replace window treatments — New window treatments can enhance curb appeal and add value. ↑
• Both Install smart home devices — Smart home devices can increase convenience and add value for both buyers and renters. ↑
• Resale Upgrade lighting fixtures — Modern lighting can make a home more appealing and energy-efficient. ↑
• Rental Add a smart thermostat — Smart thermostats can help reduce energy costs and attract renters looking for energy-efficient homes. ↑

ⓘ 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: Caddo Mills ISD
• NCES district ID: 4812390
• Math proficiency: 59% ▼ -6.00%
• Reading proficiency: 59% ▬ 0.00%
• Median HH income: $65,383
• Composite: 51.73/100
• National rank: #1684
• State rank: #60 of 826 in TX

Livability — Caddo Mills

• Score: 73/100
• State rank: #216
• US rank: #5332

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,265
• Population (ZIP): 10,265

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 24% Two or more races 14% Black 3%
• Hispanic origin (detail): Mexican 21% Cuban 2%
• Common ancestry: Lithuanian 4% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 13% Korean 1% German/W. Germanic 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: ▼ -43.07%
• Current HPI: 275.2189
• 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

+10.1% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $268,700 NTREIS
• 2026-04-22 Price Changed $268,800 NTREIS
• 2026-04-01 Listed $268,900 NTREIS
• 2021-02-02 Pending — NTREIS
• 2021-01-29 Sold (MLS) — NTREIS
• 2020-12-08 Price Changed $246,990 NTREIS
• 2020-11-11 Listed $243,990 NTREIS

Property tax history

+46.5%/yr

Latest (2025): $7,589 · -2.5% YoY. Source: county tax records.