301 Indian Oaks Trl · West Tawakoni, TX 75474

$142,830

3 bd · 2.0 ba · 1,220 sqft · SingleFamily public records · 66 Days on market

Built 2022 7,226 sqft lot Est $212k · 33% under

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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 +23.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +7.7/10.0
• DSCR +7.7/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover modern lakeside living at 301 Indian Oaks Trail. This brand-new build features an open concept layout, attached garage, and stunning curb appeal. Enjoy three bedrooms, open concept kitchen, and spacious living areas. Exclusive community amenities include a gated park with a boat ramp, dock, picnic areas, and ample parking. Perfect for those who love the outdoors and a community lifestyle. Experience the perfect blend of comfort and convenience in this beautiful home.

Key facts

• 7,226 sq ft lot
• Garage
• Built 2022

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $134k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.6% in West Tawakoni — 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 56/100 on livability (#1,337 in TX) — a working-class tenant base; expect higher turnover. 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); C B Thompson Middle (math 33% / reading 36%, grade F, #858 of 1,662 statewide, top 54%, 628 students, 77% FRL); Wh Ford H S (math 17% / reading 44%, grade F, #1,085 of 1,632 statewide, top 67%, 786 students, 68% FRL) — zoned schools average 75% FRL vs 60% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 335 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($988 loan paydown + $14k appreciation (10.0% local appreciation)).
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 66 days — a 6% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 4 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 2.9% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 1.27% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.21%
• DSCR: 1.37
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $212,280
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 Woodland Dr	0.16mi	3/2.0	1,258 (+3%)	15mo	$199,999	$159	75
913 Hillburn Dr	0.09mi	3/3.0	1,350 (+11%)	2mo	$245,000	$181	73
1029 Crestline Dr	0.17mi	3/2.0	1,345 (+10%)	3mo	$230,000	$171	73
1009 Hillburn Dr	0.14mi	3/2.0	1,252 (+3%)	20mo	$200,000	$160	72
1025 Hillburn Dr	0.18mi	3/2.0	1,252 (+3%)	20mo	$200,000	$160	70
1037 Hillburn Dr	0.22mi	3/2.0	1,252 (+3%)	20mo	$218,000	$174	69
109 Seagrove Ln	0.36mi	2/1.0 (-1)	1,335 (+9%)	7mo	$134,000	$100	52
232 Doebecca Pkwy	0.42mi	2/1.0 (-1)	1,120 (-8%)	13mo	$250,000	$223	47
408 Bella Vista Dr	0.41mi	2/2.0 (-1)	1,394 (+14%)	15mo	$395,000	$283	40
224 Haralson Ln	0.66mi	2/1.0 (-1)	1,039 (-15%)	19mo	$190,000	$183	20

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: 30.3%
• Equity multiple: 3.38×
• Total profit: $95,341
• Equity at exit: $128,673

10-year hold

• IRR: 26.3%
• Equity multiple: 7.68×
• Total profit: $267,331
• Equity at exit: $277,487

Cash invested: $39,992 (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: 335
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,814 medium
• Mortgage (P&I): −$749
• Tax from tax record: −$351 /mo · $4,208/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $273

Break-even live

Break-even rent $1,467

Max offer price $142,830

Occupancy floor 80%

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: $35,708
• Closing costs: $4,285
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 Hillside Dr Quinlan, TX	3.0	2.0	1410	$1,800	$1.28	2d	1	0.09mi
550 Quail Run Cir Quinlan, TX	3.0	2.0	1200	$1,300	$1.08	15d	1	1.34mi
209 Lewald Ln Quinlan, TX	3.0	2.0	1408	$1,600	$1.14	1d	1	1.50mi

Listing history 13 events

1. 2025-12-24
   status Pending
2. 2025-10-18
   listed $142,830 Active
3. 2025-08-06
   historical
4. 2025-03-07
   price $249,900
5. 2025-02-06
   listed $254,900 Active
6. 2024-06-07
   soldstatus
7. 2024-06-05
   soldstatus Closed 484-char remark

   Show marketing remark (484 chars)

   Discover modern lakeside living at 301 Indian Oaks Trail. This brand-new build features an open concept layout, attached garage, and stunning curb appeal. Enjoy three bedrooms, open concept kitchen, and spacious living areas. Exclusive community amenities include a gated park with a boat ramp, dock, picnic areas, and ample parking. Perfect for those who love the outdoors and a community lifestyle. Experience the perfect blend of comfort and convenience in this beautiful home.

8. 2024-05-16
   status Pending 484-char remark

   Show marketing remark (484 chars)

   Discover modern lakeside living at 301 Indian Oaks Trail. This brand-new build features an open concept layout, attached garage, and stunning curb appeal. Enjoy three bedrooms, open concept kitchen, and spacious living areas. Exclusive community amenities include a gated park with a boat ramp, dock, picnic areas, and ample parking. Perfect for those who love the outdoors and a community lifestyle. Experience the perfect blend of comfort and convenience in this beautiful home.

9. 2024-04-29
   listed $220,000 Active 484-char remark

   Show marketing remark (484 chars)

   Discover modern lakeside living at 301 Indian Oaks Trail. This brand-new build features an open concept layout, attached garage, and stunning curb appeal. Enjoy three bedrooms, open concept kitchen, and spacious living areas. Exclusive community amenities include a gated park with a boat ramp, dock, picnic areas, and ample parking. Perfect for those who love the outdoors and a community lifestyle. Experience the perfect blend of comfort and convenience in this beautiful home.

10. 2020-12-15
    soldstatus Sold
11. 2020-12-11
    soldstatus
12. 2020-12-02
    status Pending
13. 2020-08-30
    listed $19,800 Active

ⓘ 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: $4,208 · $351/mo
• Projected year-2 tax: $4,208 · $351/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,762
• − Mortgage interest: −$8,001
• − Property taxes: −$4,208
• − Insurance: −$714
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$4,155
• Taxable income: $1,203
• Est. tax owed @ 24.0%: −$289
• After-tax cash flow: $2,993/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 — West Tawakoni

• Score: 56/100
• State rank: #1337
• US rank: #23022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Tawakoni, 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

+621.4% since first listed

13 events — show timeline

• 2025-12-24 Pending — HARMLS
• 2025-10-18 Listed $142,830 HARMLS
• 2025-08-06 Listing Removed — NTREIS
• 2025-03-07 Price Changed $249,900 NTREIS
• 2025-02-06 Listed $254,900 NTREIS
• 2024-06-07 Sold (Public Records) — Public Records
• 2024-06-05 Sold (MLS) — NTREIS
• 2024-05-16 Pending — NTREIS
• 2024-04-29 Listed $220,000 NTREIS
• 2020-12-15 Sold (MLS) — NTREIS
• 2020-12-11 Sold (Public Records) — Public Records
• 2020-12-02 Pending — NTREIS
• 2020-08-30 Listed $19,800 NTREIS

Property tax history

+107.7%/yr

Latest (2025): $4,208 · +130.2% YoY. Source: county tax records.